Mechanical, Electrical And Building Fabrics Condition Report

Transcript

Designing Our Future Together Manor House Library Mechanical, Electrical and Building Fabrics Condition Report November 2015 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT INDEX SECTION TITLE 1.0 INTRODUCTION 2.0 DETAILS FOR PROPERTY DATABASE 3.0 EXECUTIVE SUMMARY 4.0 5.0 3.1 BUILDING FABRIC 3.2 MECHANICAL SERVICES 3.3 ELECTRICAL SERVICES CONDITION REPORT 4.1 BUILDING FABRIC 4.2 MECHANICAL SERVICES 4.3 ELECTRICAL SERVICES RECOMMENDATIONS APPENDIX A – PHOTO GALLERY APPENDIX B – 10 YEAR LIFE CYCLE Page 1 of 12 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 1.0 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 2 of 12 INTRODUCTION PinnacleESP have been commissioned by London Borough of Lewisham to obtain technical and strategic information on the existing mechanical, electrical and building fabric services at the Manor House Library, Old Road, London, SE13 5SY and provide a 10 year life cycle cost plan. This report describes the visual condition of the existing mechanical, electrical and building fabric services and primary plant. The survey report highlights the non-compliance issues and provides recommendations to upgrade the systems or building fabrics over the next 10 years. In assessing the condition of the building & services, we have taken into account the age of the elements inspected, their likely lifespan, and any obvious signs of deterioration. Any known features inherent in the design, which would be likely to affect the durability, and the maintenance of the facility are also highlighted. The extent of this report is limited to a non-intrusive inspection of the various elements. The survey has been carried out on the basis of visual inspections to the various elements. The substructure has not been opened up or exposed during the course of this survey. The purpose of this survey is to provide a ‘snapshot’ of the condition of the facility on the day of the inspection. Consequently the data gathered should only be used for developing strategic policy and not be treated as a detailed schedule of works or as dilapidation’s schedule. When considering the cost projections, it is important to appreciate that it is possible for the condition of any individual element or service to remain constant or conversely, for its condition to deteriorate more rapidly than appreciated at the time of the survey. If no immediate remedial works are undertaken, the condition should be reviewed on a 6 monthly basis in order to ensure that the condition of the building fabric and services do not deteriorate to the extent of becoming a health and safety issue or endanger degradation of the building fabric. The cost projections should be reviewed on an annual basis in order to ensure that the works recommended in the survey are carried out in the most economic and cost efficient manner and at the most effective time. The condition of each element was assessed and prioritised according to the seriousness of the condition revealed and the urgency associated with any breaches of legislation using the following classification system. PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 3 of 12 Condition Grading Grade A Good. Performing as intended and operating efficiently. Grade B Satisfactory. Performing as intended but exhibiting minor deterioration Grade C Poor. Exhibiting major defects and/or not operating as intended. Grade D Bad. Life expired and/or serious risk of imminent failure. Priority Grading Priority 1 Urgent work that will prevent immediate closure of premises and/or address an immediate high risk to the health and safety of occupants and/or remedy a serious breach of legislation. Priority 2 Essential work required within two years that will prevent serious deterioration of the fabric or services and/or address a medium risk to the health and safety of occupants and/or remedy a serious breach of legislation. Priority 3 Desirable work required within three to five years that will prevent deterioration of the fabric or services and/or address a low risk to the health and safety of occupants and/or remedy a minor breach of legislation. Priority 4 Long-term work is required outside of the five year planning period that will prevent deterioration of the fabric or services. For the purpose of clarity, it should be appreciated that although an element may be in need of urgent/immediate repair, it can still be in an overall sound condition. In such circumstances the elemental rating would be D1. Once the repair has been addressed however, the rating would revert to a more realistic A4. PinnacleESP CONSULTING ENGINEERS P3377 November 2015 2.0 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 4 of 12 DETAILS FOR PROPERTY DATABASE Manor House library is a large Georgian ex stately home currently being utilised as a public library and meeting/wedding venue within the London Borough of Lewisham. The site address is: Manor House Library Old Road, London, SE13 5SY. 3.0 EXECUTIVE SUMMARY 3.1 BUILDING FABRIC Manor House Library is a Grade II listed building and although the original Manor House building was constructed in around 1660 using traditional materials in a vernacular to that time has since undergone numerous transformations, extensions and renovations including a major restoration project less than 10 years ago. The external materials used are a mixture of dressed stone with facing brickwork and rendered masonry with natural slate and lead dressed roof. The library itself it located at lower ground and ground floors with meeting and administration accommodation located at first and second floors. There is also a crèche located at lower ground floor level but is accessible externally due to the sloping site. The overall condition of the building is considered to be reasonable considering its age however, there are a few items which need remedial action but these are of a minor nature and would normally be dealt with under a routine maintenance regime. The building fabric survey reveals that a capital investment of around £218,500.00 would be required in order to improve the building fabric condition to an A4 condition over the next ten years. 3.2 MECHANICAL SERVICES The heating and air conditioning systems are both in good condition and well maintained since installation in around 2008. There are no signs of defects to existing systems however the York ISN controller within the main panel may become obsolete within the next 10 years should Johnson control remove support from the product. The cold water system requires a water conditioning device to reduce the risk of scale build up within both cold and hot water supply systems. The mechanical services survey reveals that a capital investment around £39,000.00 would be required in order to improve the mechanical services to an A4 condition over the next ten years. 3.3 ELECTRICAL SERVICES The electrical services were installed in 2008 and are all in good condition subject to testing. A few small items require attention in year one. Panel missing in lower ground floor cupboard by CCTV st system, passenger platform lift from lower ground to basement mezzanine floor and 1 floor is currently out of order and the fire alarm system is currently in fault and in need of attention. The total investment required over the 10 year period for electrical remedial works is estimated to be £11,600.00. PinnacleESP CONSULTING ENGINEERS P3377 November 2015 4.0 CONDITION REPORT 4.1 BUILDING FABRIC MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 5 of 12 The building fabric condition report will be divided into the following categories: • External Roofs. • External Walls. • External Windows and Doors. • Internal Building Fabric and Finishes. • Internal Fixtures & Fittings. • Building Fabric Recommendations. 4.1.1 External Roofs General The roofs to the building comprise in the main natural slate pitched roof coverings with areas of dressed sheet lead and asphalt covered flat roofs and gutters. The roofs are surrounded with both fair faced brickwork and rendered masonry parapets. The rendered parapets show signs of previous crack repair but are currently free of defects. The asphalt flat roofs appear to have been coated with a liquid applied waterproofing and are considered to be in reasonable condition. The lead and slate covered roofs were in good condition without any obvious defects. (See fig no’s.1 – 6) Condition Rating A4 4.1.2 External Walls Existing external walls comprise facing brickwork with decorative stone sills, banding and pediments. The brickwork appears to be in good condition and would appear to have been re-pointed in recent years. There are some signs of settlement seen in the unevenness of the stone banding at the rear of the building but this would appear to be long standing. There are a few cracked stone window sills, also thought to be long standing and it is not considered essential that these be repaired however, should renewal of the external paintwork be undertaken it is also advised to undertake restoration of the window sills. (See fig no’s.7 – 11). A close examination of the chimneys at roof level revealed that the sand cement flaunching requires replacement. Condition Rating B4 4.1.3 External Windows, Doors & Fanlights The windows, external doors to the original building are timber framed with all windows being single glazed. The roof mounted fanlights are metal Crittal type single glazed units with opening lights. The external windows and doors would appear to have been decorated within the last ten years but have begun to deteriorate therefore would benefit from renovation & redecoration. The metal framed fanlights located at roof level are in poor condition with some broken panes of glass and are considered to be in poor condition and although in no urgent need of repair should be attended to in the next few years in order to safeguard their integrity. (See fig no’s.12 – 15) There are a number of broken window panes elsewhere around the building which should be replaced at the earliest opportunity (see fig no.16). Condition Rating C2 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 6 of 12 4.1.4 Internal Building Fabric and Finishes The majority of the original buildings internal walls & ceilings above basement level plastered and painted and are in reasonable condition, with some exceptions. There is a damp patch adjacent to a rear window at high level within the main library space and this should be investigated further (see fig no.17) Some walls to the second floor accommodation seem to have suffered impact damage and there is a good deal of movement evident, with large joints at door openings and some raking cracks. This movement and cracking is probably due to the timber framed construction of the upper floors and could be attributed to the extensive restoration of the building 7 years ago (see fig no’s.18 - 20) Historic records show that there was considerable restoration of the basement and newer wings of the building due to subsidence and drainage issues. There are also historic records of damp penetration at basement level and although there is evidence of damp within the lobby entrance to the crèche, there were no other obvious signs of damp during the survey, there is however evidence of recent plastering which may be attributed to some damp issues (see fig no.21 - 23) The vaulted brickwork ceiling within the basement store has a large crack which would appear to be attributed to structural movement. The crack appears to be historic, although it is not known if this was present when the building was restored in 2008 it is recommended that it be investigated further to determine the structural integrity of the vault (see fig no’s.24 - 25) The finishes within the two mechanical plant rooms located at second floor level is very poor and would not appear to have fire protected floors to maintain the fire integrity although this may have been provided at ceiling level. The internal wall and ceiling finishes are poor and although a utility space should be refurbished to provide a clean environment. (See fig no.26 & 27). The door to the second floor air handling plant room, although marked as a fire door is non-compliant as the frame is not set into the partition (see fig no.28). Decoration to doors and timberwork is in reasonable condition but should be considered for complete redecoration within the next ten years. Overall, the floor finishes are commensurate with a public building and all appear to be in a serviceable condition. (See fig no.29 - 31) Condition Rating B4 & C2 4.1.5 Internal Fixtures & Fittings Internal fixtures and fittings such as toilets and staff room kitchen were in reasonable condition and not considered to require replacement within the next ten years. Condition Rating B4 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 4.2 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 7 of 12 MECHANICAL SERVICES 4.2.1 Heating system The building has two types of heating:1. A gas fired Remeha GAS210 ECO-120 low temperature hot water boiler serving radiators in communal areas, lower ground floor, offices and ground floor (see fig no.32). nd The heating boiler is located within the 2 floor plantroom. The heating output from the singular condensing boiler is 120kW. The heating system comprises of a primary circuit with twin Grundfos Magna D32-120F 1¼” pump, 65mmØ low lost header dosing pot & pressurisation unit (see fig no.33). There are two secondary heating circuits: 1. Pump P4/3 Grundfos Magna 40-100-F220 which serves the ground floor radiators. st nd 2. Pump P5/3 Grundfos Magna 40-100-F220 which serves basement, 1 & 2 floor radiators. (See fig no.34) All radiators have thermostatic radiator valves to provide local temperature control and these are in good condition (see fig no.35). The heating system was installed in about 2008 and has been maintained regularly by Interserve and therefore is in good condition. The boiler plant and radiator system are in reasonable condition and have been regularly maintained. Condition Rating B3 st 2. Air Condition to meeting rooms on the 1 floor via Mitsubishi Electric VRF Mr Slim system. nd Each meeting room has its own air conditioning system located above each area in the 2 floor roof void (see fig no.36). The conditioned air is ducted to ceiling mounted swirl diffusers with the return via wall or ceiling grilles (see fig no.37). Each system consists of three external condensers (see fig no.38), fan coil units, ducted supply and extract air with room controller. The room controller on/off switch appears to be at the dictate of the York ISN controller (see fig no.39). All the air condition unit & ducts are in good condition. Condition Rating B3 4.2.2 Heating emitters The building is currently served by steel panel radiators with thermostatic radiator valves via two pipe heating circuit. The heating circuits are routed at low level and boxed-in within rooms. There were no signs of leaks or corrosion to both emitters and distribution pipework. The library on the ground floor has its own dedicated heating circuit and the rest of the building is served from a second heating circuit. Condition Rating B3 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 8 of 12 4.2.3 Boiler Room Control The heating plants are controlled via a weather optimiser/compensator York ISN unit. This appears to be in reasonable operating condition. The product is being replaced with Metasys by Johnson Control who purchased the brand in 2005. Condition Rating B3 4.2.4 Hot and Cold Water Supply Cold water supply Cold water supply to the building is via a 50mm incoming water mains. The main enters the building in the nd basement and rise to 2 floor plant room in copper pipework. The copper distribution pipework is in good condition however there is no water conditioner. We recommend a hydromag water conditioner to be installed to reduce scale within the system. Condition Rating C3 Hot water supply Hot water supply to the building is a direct gas Andrew Hot water boiler RSC190GB (190 litres) 10.5kW with 28mm main water connection and Grundfos UP20-30 hot water system return pump with copper distribution pipework. The hot water plant and pipework is in a reasonable condition. Condition Rating B3 4.2.5 Gas supply The 2” gas main enters the building in the basement with a gas solenoid valve and rises to the 2 plant room. The gas main is routed via steel pipework and appears to be in good condition. nd floor Condition Rating B3 4.2.6 Toilet extract system Each toilet generally has its own extract system located within the ceiling void. All units operated as intended and in reasonable condition. Condition Rating C3 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 4.3 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 9 of 12 ELECTRICAL SERVICES 4.3.1 Submains and Electrical Distribution The building is served via a 100A GRP TPN service cut-out and digital metering feeding a 100A TPN fuse switch located in a reduced height external cupboard at the east end of the building. This was installed less than 7 years ago and is in good condition. The pvc/swa main submain cable served from this location a recently installed (circa 2008) main 12 way TPN Schneider MCCB which in turn serves individual lighting and power MCB distribution boards DBL1 and DBP1 to DBL4 to DBP4 along with a mechanical control panel supply, fire alarm and lift supplies.. The MCCB and all distribution boards are less than 7 years old and very good condition with current circuit charts, blanks and NICEIC test labels describing the next 5 yearly periodic inspection in 2017. All distribution boards have a Merlin Gerin PM700 power meter describing the voltage current and power used at each DB in line with CIBSE TM39 and the current Building Regulations Part L. Submain cables are generally PVC/SWA cables with EU harmonised coloured cores and in very good condition with CPC cables connected to a suitably sized earth bar The main MCCB and all distribution boards have spare capacity for additional circuits to be added in the future. This system is in good condition with no works envisaged for the next 22 years other than general maintenance or replacement of prematurely failed devices. (See fig no’s 40-45) Condition Rating A4 4.3.2 Lighting Systems The building was completely rewired in 2008 with all final circuit wiring replaced with EU harmonised wiring using twin and cpc pvc cables for the most part and FP200 cables and single cables within conduit systems serving the lighting and emergency lighting systems. All lighting is either PIR controlled for energy conservation and security benefits or switch controlled with dimming to meeting and wedding rooms and other office areas. The main library is switched via a central bank of light switches in an electrical distribution cupboard. The accessories are generally MK Satin stainless steel or metalclad in plant areas. The luminaires are mostly compact fluorescent feature fittings, LG07 downlights in offices and IP rated downlights in kitchens and WCs, compact fluorescent uplights have been installed in hallways, feature rooms and the main reading library areas. There are some tungsten halogen spotlights used to highlight some of the internal corniches, arches and corbels in the main full height entrance lobby and lift core and also in the main meeting rooms in some areas. These are not energy efficient and have a shorter lamp life than the compact and fluorescent lighting to the remainder of the building. The lighting systems have some minor lamp or luminaire failures evident however this is a simple maintenance issue and the general condition is very good. It may be prudent to replace the tungsten halogen spotlights with LED versions with similar output to ensure longer lamp and fitting life. (See fig no’s. 46 - 50) Condition rating B4 External Lighting The building is fitted with various types of external lighting fittings including large in ground discharge type floodlights highlighting the front and rear facades of the building, compact fluorescent bulkheads with low glare cowls to external walkways and entrances from the building and low energy bollards in the front of the building along the buildings boundaries. The cabling is generally pvc/saw type buried cables with the supplies being timer and photocell control. The installation is only 7 years old and is in good condition. (See fig no’s. 51 - 53) Condition rating B4 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 10 of 12 Emergency Lighting The building is fitted with an emergency lighting system that complies with BS5266 Part 1 2011 and the EC Workplace directive utilising integral 3hr maintained emergency modules within normal 230V fittings or within separate fluorescent bulkheads and emergency exit signs. This installation is 7 years old and requires regular monthly testing using the key switching. There was no evidence of a log book for emergency lighting testing available during the survey and this must be provided and brought up to date by the FM team at the library. Condition rating B4 4.3.3 Small Power Systems The building was completely rewired in 2008 with all final circuit wiring replaced with EU harmonised wiring using twin and cpc pvc cables for the most part and FP200 cables and single cables within conduit systems serving the small power systems. The majority of the accessories are MK satin stainless steel type with a small number of metalclad and plastic type outlets around the ancillary areas of the building. The installation is in good condition with no works other than minor maintenance required for the next 15 years. Condition rating A4 4.3.4 Fire alarm System The building was completely rewired in 2008 with a new fire alarm system installed at that time. There are two fire alarm panels located at the ground floor staff entrance. There is an EDA 7100 wireless radio fire alarm panel serving wireless detectors and break glass units in areas where the building fabric was unable to be damaged due to its listed status i.e. entrance and library areas and lower ground floor spaces. In other areas SENTRI wired detectors, beacons and break glass units are served via an analogue addressable SENTRI EN54 flush mounted fire panel. There was common fault on the panel at time of survey and a detector was not fitted to its base directly above the platform lift entrance adjacent to the fire alarm panels. The system has been maintained and appears in good condition subject to test and replacement of the detector described above and the system being reset. Fire alarm wiring is FP200 cables. The installation is in good condition with no works other than minor maintenance required for the next 3-5 years in terms of wireless device batteries and 10 years for the remainder of the system devices (see fig no. 54). Condition rating B3 4.3.5 Lifts The building has 3 lifts. A main platform lift built into a glass shaft in the main atrium space. This is an 8 person motor room less lift installed around 2008. The car and all fixtures are in good condition with only regular maintenance and flooring general wear and tear items requiring work at this time. This is a platform lift, 8person passenger type by the staff entrance serving basement, ground and mezzanine floors. This is of similar age however was out of order at the time of survey therefore the operational condition was not able to be assessed. This lift will require investment to get it back into working order and general maintenance to ensure its correct operation (see fig no. 55). There is a third lift from the library floor to basement that is used as a book lift and 8person passenger lift and is in reasonable condition and appears to be from the same age (approximately 8years old). All 3 lifts were services in October 2015 by Acre Lifts and all log books kept in basement lift motor room are intact and completed regularly. PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 11 of 12 There is a note fixed to the main MRL lift control panel stating that the main isolator does not switch off L1 phase. This requires remedial action. The main passenger lift has fire alarm interface and a Windcrest dialout unit. Condition rating B3 4.3.6 Lightning Protection The building is fitted with a functional and intact lightning protection system possibly installed under BS6651 1999. This is in very good condition with no works envisaged. Condition rating A4 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 5.0 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Page 12 of 12 RECOMMENDATIONS Building Fabrics The following recommendations should be considered for implementation to ensure continued safeguarding of the building fabric for the next ten years. • Cleaning of all gutters, valleys and outlets at least 4 times per annum to ensure blockages do not occur causing internal flooding. • Repair all flaunching to chimneys at roof level. • Redecorate all timber windows and replace all broken panes of glass including roof mounted glazed lantern lights. • Repair all cracked stonework externally. • Investigate damp issues in Ground Floor Library at rear of building and lobby to crèche. • Investigate and undertake structural repair to cracked vault in basement. nd • Repair damaged plasterwork to 2 Floor Meeting Room walls. nd • Replace fire door to 2 Floor Plant Room. nd • Overhaul and 2 Floor Plant Rooms. Mechanical We noted there is no cold water conditioning device to reduce scale and we would recommend the installation of a Hydromag unit. Electrical Replacement of the Tungsten halogen spots with LED lamps will improve energy usage and also reduce lamp replacements required. Reinstate fire alarm device by platform lift and fire panel and reconfigure fire alarm system into operation. Put panel front cover on in basement cupboard (see fig No. 56). Carry out testing and maintenance of all systems in line with CIBSE guidelines to maximise their life and functionality. PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT APPENDIX A – PHOTO GALLERY Fig No.1 – Flaunching to chimney Fig No.2 – Slight slate damage Page 1 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.3 – Previous crack repair Fig No.4 – Blocked roof outlet Page 2 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.5 – Flat roof finish Fig No.6 – Fanlights at roof level Page 3 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.7 – Poor external decoration Fig No.8 – Settlement of stone banding Page 4 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.9 – Previous crack repair Fig No.10 – Damaged stonework below window Page 5 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.11 – Damage to ashlar facing Fig No.12 – Poor decoration to timber windows Page 6 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.13 – De-laminating paint to woodwork Fig No.14 – Poor paint finish to windows Page 7 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.15 – Poor decoration and cracked sill Fig No.16 – Broken glass panel Page 8 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.17 – Damp at ceiling level in main library area Fig No.18 – Poor internal decoration Page 9 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT nd floor nd floor Fig No.19 – Impact damage to wall at 2 Fig No.20 – Impact damage to wall at 2 Page 10 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.21 – Damage to wall in crèche lobby Fig No.22 – Damage in crèche lobby Page 11 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.23 – Re-plastered wall in basement Fig No.24 – Structural crack to vaulted ceiling Page 12 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.25 – Cracking in vaulted ceiling Fig No.26 – Damaged floor in plant room Page 13 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.27 – Poor finish in plant room Fig No.28 – Door to plantroom – non compliant Page 14 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT st Fig No.29 – Crack above door on 1 floor st Fig No.30 – Cracks above door on 1 floor Page 15 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT st Fig No.31 – Cracks above door on 1 floor Fig No.32 - Remeha GAS210 ECO-120 low temperature hot water boiler Page 16 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.33 – Grundfos Magna D32-120F 1¼” pump Fig No.34 – Pump P5/3 Grundfos Magna 40-100-F220 Page 17 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.35 – Thermostatic Radiator Valves Fig No.36 – Air conditioning system Page 18 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.37 – Ceiling mounted swirl diffusers Fig No.38 – External condensers Page 19 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.39 – York ISN unit Fig No.40 - Page 20 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.41 - Fig No.42 – Typical Distribution Board Page 21 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.43 – Typical Distribution Board Fig No.44 – Main Earth Bar Page 22 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No.45 – Main MCCB Fig No.46 – Tungsten Halogen Spotlights Page 23 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No. 47 – Compact Fluorescent uplighting Fig No. 48 – LG07 Compact fluorescent downlights Page 24 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No. 49 – Feature circular fluorescent fitting Fig No. 50 – LG07 Fluorescent direct/indirect fitting Page 25 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No. 51 – External uplighting Fig No. 52 Page 26 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No. 53 Fig No. 54 – Fire Alarm Panels Page 27 of 28 PinnacleESP CONSULTING ENGINEERS P3377 November 2015 MANOR HOUSE LIBRARY, LONDON, SE13 5SY MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES CONDITION AND OPTIONS REPORT Fig No. 55 – 8person passenger lift Fig No. 56 – Cover removed on central panel Page 28 of 28 10 YEAR CONDITION REPORT Project: Manor House Library Date: November 2015 Anticipated Renewal Period (Years) with Budget Costs No. Description Condition Rating 1 2 to 3 4 to 10 Nov 2015 - Oct 2016 Nov 2016 - Oct 2018 Nov 2018 - Oct 2025 Comments 1.00 Building Fabric Works 1.01 Arrange for regular maintenance of roof gutters and outlets to safeguard blockages and flooding. B4 £800 £1,600 £5,600 1.02 Repairs to chimney flaunching at roof level. D1 £1,500 £0 £0 1.03 Decoration to all external windows and doors including overhaul of windows to ensure correct operation. C2 £500 £40,000 £0 1.04 Overhaul roof level lantern lights and decorate. D1 £8,000 £0 £4,000 1.05 Replace broken panes of glass around building. D1 £1,500 £0 £0 1.06 Repairs to all defective stonework such as cracked window sills etc. C2 £7,500 £0 £0 1.07 Investigate damp issues and carry out remedial repairs and or damp treatment to rectify. D1 £10,000 £0 £0 1.08 Investigate and carry out structural repair to basement brickwork vaulted ceiling. D1 £20,000 £0 £0 1.09 Redecorate internally at location of previous roof leaks. D1 £1,500 £0 £0 1.10 Repair damaged plasterwork to second floor meeting room, repair cracks and decorate. D1 £4,000 £0 £0 1.11 Carry out correct fire stopping to second floor boiler room door. D1 £2,000 £0 £0 1.12 Overhaul second floor plant rooms including decoration of walls and ceilings, new floor coverings to one plant room. D1 £10,000 £0 £0 1.13 Redecorate internally at 5 year intervals. A4 £0 £0 £50,000 This could be undertaken in stages to reduce the large capital cost of undertaking concurrently. 1.14 Replace internal floor coverings such as carpet and vinyl sheet flooring at 8 year intervals. B4 £0 £0 £50,000 This could be undertaken in stages to reduce the large capital cost of undertaking concurrently. £67,300.00 £41,600.00 £109,600.00 Building Fabric Work Sub Total This will probably require a full scaffold to afford access hence the high capital cost. This could be undertaken in conjunction with the re-roofing works as scaffolding will be required. 2.00 Mechanical Services 2.01 Heating boiler and radiator system B3 £0 £1,000 £4,000 Valve and bellow replacement 2.02 HWS boiler & Hot water system B3 £0 £1,000 £10,000 Replace new HWS boiler in year 10 2.03 Cold water supply C3 £5,000 £0 £0 2.04 Air conditioning & ventilation plant B3 £0 £1,000 £3,000 2.05 Toilet extract systems C3 £0 £1,000.00 £3,000.00 2.06 York ISN - BMS controller B1 £0 £0.00 £10,000.00 £5,000.00 £4,000.00 £30,000.00 Mechanical Sub Total 3.00 Electrical Services 3.01 Lamp Replacement. 10% annually for 5years including replacement of tungsten halogen lamps with LED lamps B4 £900.00 £1,500.00 £1,500.00 3.02 Replace missing panel cover D1 £200.00 £0.00 £0.00 3.03 Repair Fire Alarm system and recommission D1 £500.00 £0.00 £0.00 3.04 Commence replacement of failed luminaires down to age £0.00 £0.00 £1,000.00 3.05 5 yearly NICEIC periodic testing £0.00 £3,000.00 £3,000.00 Electrical Sub Total £1,600.00 £4,500.00 £5,500.00 Total: £73,900.00 £50,100.00 £145,100.00 (Note All prices are based upon 2015 costs without uplift and do not include professional fees, VAT or asbestos associated works) Water conditioner - Hydromeg to reduce scale Bearing to fans Replace with Trend IQ3 Panel