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Condition Survey

Schedule of Condition

Building Services Report

September 2013

Issue No. 1

P0142: HFC – Schedule of Condition Services Report September 2013

Hulley & Kirkwood Consulting Engineers Ltd …Making Buildings Work

Hulley & Kirkwood Consulting Engineers Ltd

2nd

Floor, Studio 5-11

5 Millbay Road

Plymouth

Devon

PL1 3LF

(t): 01752 255 575

(e): [email protected]

(w): www.hulley.co.uk

Prepared By: SO/DK

Reviewed By: DM/DC

Revision: 1

Project No: P0142

Date: September 2013



Hall for Cornwall

Schedule of Condition

Building Services Report

September 2013

Issue No. 1

REV DESCRIPTION PREPARED BY DATE

Issue No. 1 Draft Issue SO/DK Sept 13



Contents:

1.0 Introduction ................................................................................................................. 5

1.1 Purpose of the Report ..................................................................................... 5

1.2 Existing building ............................................................................................... 5

2.0 Condition Survey Summary Report .......................................................................... 6

3.0 Incoming Primary Utilities Supplies ......................................................................... 7

3.1 Gas Main ......................................................................................................... 7

3.2 Water Supplies ................................................................................................ 7

3.3 Electricity Supply ............................................................................................. 7

3.4 Incoming Telecommunications ........................................................................ 7

4.0 Mechanical Services .................................................................................................. 8

4.1 Above Ground Drainage .................................................................................. 8

4.2 Internal Gas Distribution .................................................................................. 8

4.3 Hot and Cold Water Services .......................................................................... 8

4.4 Space Heating ................................................................................................. 8

4.5 Mechanical Heating/ Cooling/ Chilled Water Systems .................................... 9

4.6 Mechanical Ventilation ..................................................................................... 9

4.7 Fire Engineering ............................................................................................ 10

5.0 Existing Electrical Services Installation ................................................................. 11

5.1 Low Voltage Electrical Supply ....................................................................... 11

5.2 Incoming Telecommunications service ......................................................... 11

5.3 Small Power Installation ................................................................................ 11

5.4 General Lighting Installation .......................................................................... 12

5.5 Emergency Lighting Installation .................................................................... 12

5.6 Fire Alarm Installation .................................................................................... 12

5.7 Lift .................................................................................................................. 13

5.8 Emergency Voice Communication ................................................................ 13

5.9 Security Installation ....................................................................................... 13

5.10 Disabled WC Alarm Installation ..................................................................... 13

5.11 Lightning Protection System .......................................................................... 14

5.12 External Lighting Installation.......................................................................... 14

5.13 CCTV ............................................................................................................. 14

5.14 Access Control System ................................................................................. 14

6.0 Mechanical Condition Schedule ............................................................................. 15

6.1.1 Replace primary plant as life expectancy ...................................................... 16

6.1.2 Mechanical Services - Replace primary plant in year 1 ................................ 17

7.0 Electrical Condition Schedule ................................................................................. 18

7.1.1 Replace primary plant as life expectancy ...................................................... 18

7.1.2 Replace primary plant in year 1 ..................................................................... 19

APPENDIX A: CIBSE - Indicative life expectancy factors ................................................. 20

APPENDIX B: Survey Photos ............................................................................................... 28



1.0 Introduction 1.1 Purpose of the Report

This report was carried out under the instruction of: - Ward Williams Associates on behalf of Hall for Cornwall.

The purpose of this report is to review the existing mechanical and electrical building services installations and to:

• Ascertain the condition of the major items of plant installed throughout the building (excluding the auditorium area).

• To detail a 25 year maintenance schedule based on no change of use to the building.

• To detail a 25 year maintenance schedule based on a major refurbishment of the mechanical and electrical services throughout the building (excluding the auditorium area).

The report is based on a non-intrusive, visual based inspection, of the building services undertaken on Tuesday 27 August 2013.

1.2 Existing building

The property was originally constructed in 1846 to house the Town Hall, Magistrates and Stannary courts of law. The building was remodelled / refurbished to its current format as a theatre, music venue, coffee shop and flea market circa 1996/1997. The central auditorium area seats circa 970 people and attracts a number of theatre-goers each year.



2.0 Condition Survey Summary Report

Upon initial inspection and review with the buildings facility management it was confirmed the mechanical and electrical building services installations were replaced as part of the previous remodelling / refurbishment works. The operation and maintenance of specific building services such as lifts, pressure vessels, fire and emergency protection systems as well as gas fired appliances are subject to on-going statutory regulations. The emergency lighting installation is reported to include inherent defects associated with the failure of battery back-up packs and inoperable lamps / luminaires

Desk top information of the installed systems (i.e. record drawings, operating and maintenance manuals) was not available at the time of visit. Electrical test and inspection sheets have been provided. The condition inspection and report was undertaken July 2013. A full visual inspection of complete electrical installation was carried out (subject to the caveat / limitations identified within the report). The certification confirms the installation to be in a ‘good condition’ although there are a few items which required immediate remedial attention, this works was undertaken and was subsequently re-tested to confirm the installation to be ‘Satisfactory’.

It is considered that the majority of the existing systems appear to be in a reasonable condition subject to testing, inspection and planned maintenance. The correct function and operation of the various Building Services Systems was not witnessed at the time of inspection.



3.0 Incoming Primary Utilities Supplies 3.1 Gas Main

The building is supplied from the Wales and West Infrastructure and rises in the building to serve a primary ‘G100’ gas meter. The gas meter is dedicated to the building and supplies the gas fired heating plant and kitchen equipment. The gas system would appear to be adequate for its current gas load without any reported defects associated with poor or lack of capacity.

3.2 Water Supplies

The building is supplied from a dedicated South West Water meter and rises within the ground floor. The incoming water supply would appear to be adequate for its current use without any reported defects associated with lack of capacity and/ or low water pressure.

3.3 Electricity Supply

The ‘Hall for Cornwall’ building is supplied from the local Western Power Distribution (WPD) infrastructure. The incoming low voltage electrical supply enters the building in the meter/switch room which is located at the ground floor level. The incoming supply would appear to be adequate for its current use without any reported defects associated with lack of capacity.

3.4 Incoming Telecommunications It is understood that the incoming telecommunications service enters the building at the ground floor level, however it was not possible to confirm the exact location during the survey.



4.0 Mechanical Services 4.1 Above Ground Drainage

The above ground drainage is generally located within risers and contained within casings. The above ground drainage is distributed throughout the building to service sanitary ware appliances, kitchen and miscellaneous plant and equipment. Where exposed, visually, the installation appears to be in a fair condition.

4.2 Internal Gas Distribution

The existing natural gas system is provided from the primary gas meter and distributed, in steel pipework, to serve the kitchen appliances and mezzanine boiler plant. Gas safety isolation is provided to the kitchen via a solenoid control valve and within the boiler room and gas detection and isolation systems. The gas distribution system appears to be in reasonable condition with the gas system, boiler plant and kitchen appliances subject to statutory testing and inspection.

4.3 Hot and Cold Water Services

Domestic hot and cold water is provided via the incoming mains cold water supply. The mains cold water supplies the domestic hot water systems, kitchen facilities and sanitary ware equipment and miscellaneous mechanical plant. Localised water storage and pressure ‘boost’ equipment is provided to the kitchen dish wash machine. Electric hot water units (point of use, showers, and in-line) are dedicated to localised wash hand basins / sink units. Domestic hot water is provided to the kitchen via an unvented hot water cylinder. Public areas would appear to contain thermostatic mixing valves to limit the outlet temperatures. The domestic hot and cold water systems appear to be generally insulated and distributed in copper pipework and fittings through the building. The condition of the water systems and pipework distribution appears satisfactory with evidence of maintenance / replacement works. It is recommended that copies of the HSE (L8) Legionnaire’s Risk Assessment report and maintenance regime / test reports are provided.

4.4 Space Heating

The primary heating plant is located within the mezzanine plant room and generally consists of:

• 2 x gas fired low temperature hot water boiler each with a rated input of 470kw and an output of 400kw. The approximate efficiency being circa 84%.

• Each boiler has 8 x 50kw gas burner modules



• Products of combustion are removed from each boiler via an insulated twin wall, stainless steel, flue system with integral fan dilution system.

• Low temperature hot water is provided from the boilers and circulated via belt driven primary distribution twin pump set to serve a compensated variable temperature (VT) circuit and constant temperature (CT) circuits.

• The compensated variable temperature (VT) heating circuit is distributed to serve 4 heating zones within the building via belt driven twin pump set.

• The constant temperature heating circuit is distributed to serve the air handling plant and hot water calorifiers.

• The heating system is controlled via a dedicated ‘satchwell’ control panel complete with associated peripheral control devices.

• The heating system is unvented and connected to pressurisation equipment.

• Water treatment is provided via a dosing pot

• All pipework systems are thermally insulated. The heating within the main building is primarily via local steel panel radiators connected to the compensated variable temperature circuits. Each heat emitter appears to include a thermostatic radiator and lockshield valve set. The correct function and operation of the heating systems (including associated control systems) was not witnessed at the time of inspection.

4.5 Mechanical Heating/ Cooling/ Chilled Water Systems

Primary cooling plant is provided to the auditorium air handling equipment via dedicated chiller plant. The chiller plant generally consists of roof mounted air cooled condensor’s to serve a reciprocating engine chilled water plant located in the basement. Chilled water is distributed in thermally insulated steel pipework, via belt drive twin pump set, to the air handling plant. The chilled water distribution system is an unvented system and connected to a pressurisation unit. Water treatment is provided via a local dosing pot. A dedicated ‘Satchwell’ control panel is provided with ‘manual’ push button operation of the chilled water plant for a) 1hr auto operation or b) 15 minute operation. The chilled water system appears to be in reasonable condition although there are signs of local signs of leaks to valve set 27 and deterioration (rusting) of the roof condenser control panel. Localised heating and cooling units are provided to a limited number of rooms. These are generally ‘DX’ split systems with a room heating/ cooling cassette unit and remote externally mounted air cooled condenser. These appear to be in a reasonable condition although there is evidence of corrosion to the external units and damage to the internal room cassette units. The correct function and operation of the heating/ cooling and chilled water systems (including associated control systems) was not witnessed at the time of inspection.

4.6 Mechanical Ventilation

Primary air handling plant is located within the mezzanine plantroom. These provide conditioned supply air to the areas served.



Air handling Unit 1: Main auditorium - include both heating and chilled water cooling coils to environmentally control the space conditions. Air Handling Unit 2: Kitchen and restaurant areas Air Handling Unit 3 (roof unit): Amps and dimmer room - incorporates heating coil Air Handling Unit 4: First floor dressing room - Incorporates heating coil The main air handling plant incudes a dedicated ‘Satchwell’ control panel. Ventilation is distributed to the various locations via thermally insulated galvanised ductwork (assumed to comply with HVCA DW144) system including associated peripheral controls. Fire and smoke compartmentation is provided within the ductwork systems which link back to a central fire/ smoke damper control panel adjacent to the main fire alarm panel. The external, visual, condition of the internally mounted air handling units appear to be in a reasonable condition. The external units show signs of deterioration. Localised extract fans are located to individual rooms exhausting to atmosphere complete with associated control devices. The kitchen extract from the main stainless steel canopy discharges at roof level. The general condition of the existing ventilation systems is considered to be reasonable subject to on-going inspection and maintenance. The correct function and operation of the ventilation systems (including associated controls/ fire and smoke dampers) was not witnessed at the time of inspection.

4.7 Fire Engineering

4.7.1 Wet Sprinkler System

A wet fire sprinkler system is provided within the building. This system is subject to statutory test and inspection. The correct function and operation of the sprinkler systems (including associated controls) was not witnessed at the time of inspection.

4.7.2 Auditorium Smoke Control Fans

A smoke exhaust system is provided within the building via 2 dedicated auditorium extract fans at high level. The controls are located adjacent to the main fire panel for use by the fire officer. This system is subject to statutory test and inspection.

The correct function and operation of the systems (including associated controls) was not witnessed at the time of inspection.



5.0 Existing Electrical Services Installation 5.1 Low Voltage Electrical Supply

The ‘Hall for Cornwall’ building is supplied from the local Western Power Distribution (WPD) infrastructure. The incoming low voltage electrical supply enters the building in the meter/switch room which is located at the ground floor level. The incoming electrical supply for the building consists of a metered low voltage (LV) three phase and neutral (TPN) supply, wired in single wired armour (SWA) which terminates at a local switch fuse isolator. This feeds out to two three phase and neutral free standing switchboards. The existing incoming electrical supply and distribution is sufficient for the current building usage and layout. We are not aware/ informed of any inherent issues with the supply and/ or capacity.

5.2 Incoming Telecommunications service

Within the ‘Hall for Cornwall’ building it is understood that the incoming telecommunications service enters the building at the ground floor level.

From this location the telecommunications service extends to a series of telephone and data points throughout the building both the data and telephone system run across an internet protocol (IP) based network. The telecommunication service cabling is generally supported by baskets located in ceiling voids. The number of telephone and data outlets varies in different rooms depending on type and designation. In general the telecommunication installation appears to be in good condition. It is recommended that continuity testing is carried for the entire data installation with a report on results provided. The existing installation is circa 15 years old.

5.3 Small Power Installation The main, free standing, switchboard panel is located on the ground floor behind reception area. This switchboard feeds two other, free standing, switchboards: - General power and lighting panel. - Theatre supply panel. The general power and lighting panel feeds a number of local TPN and single phase and neutral (SPN) distribution boards located on each floor. The local TPN and SPN distribution boards serve (un-metered) lighting and power final circuits throughout the building.

The final small power circuits are protected by miniature circuit breakers (MCB’s)



Final wiring seen during the survey was generally in single core cabling and configured in ring and radial circuits. In general the existing small power installation appears to be in good condition but is subject to periodic test and inspection in accordance with BS7671 currently this system has been tested and achieved (after works) a satisfactory status. The existing installation is circa 15 years old.

5.4 General Lighting Installation

The lighting throughout the buildings is a mixture of recessed, surface and suspended luminaires varying in scale and quality. The fittings are generally compact ‘high frequency’ fluorescent varying in type, age and condition.

The fittings are generally controlled by PIR presence detectors or switched locally with single or multi gang switches. There is evidence that some luminaires are damaged and require replacing. In general the existing lighting installation appears to be in a fair condition. The existing lighting installation is circa 15 years old.

It is recommended that the existing internal lighting levels are tested and recorded in all areas to ensure these are in line with the CIBSE & SLL Guidance for the time of design, thereby allowing comment as to the lighting performance currently installed against current CIBSE & SLL guidance.

5.5 Emergency Lighting Installation

Emergency lighting installation within the building is monitored by an ‘Emergency Lighting Supervisory Panel’ (Protec AL255). Dedicated luminaires are provided with ‘Protec’ local battery unit pack originally providing 3 hour autonomy. The emergency light fittings are generally separate from the escape directional signage. The existing emergency lighting installation is unable to carry out self-test procedure. It is unclear if the existing battery unit packs would provide the required 3 hour operational ‘back-up’ time in the event of power outage/ emergency. It is considered that the emergency lighting installation would not comply with current standards in accordance with BS5266:2011, nor, those of the time of installation believed to be BS5266:1988.

It is recommended that the complete emergency lighting installation (including external escape routes) are tested and replaced where necessary so as to provide a life system at the minimum lighting levels in accordance with the current standards (BS5266) with full NICEIC Emergency Lighting test and inspection reports provided thereafter. The existing lighting is circa 15 years old.

5.6 Fire Alarm Installation The installation is currently monitored and maintained by ADT fire and Security Company.



The existing fire alarm installation comprises ADT “Minerva MX2” central panel, with detectors, beacons and sounders observed throughout the building. The existing installation is considered to be suitable for current use, from the visual survey it appears the building has a life protection level of L3; this level should be checked against current insurer’s requirements and the building owners risk assessment to confirm correct level of protection is installed. No test certificates or fire alarm log books were available for review It is recommended that the complete fire alarm installation is tested to confirm correct operation including sound levels / coverage in accordance with the standards for the time of design and installation (BS5389:2002) allowing comment to be made against the current standards and any works associated with the new standards which were amended this year (2013) with full NICEIC test and inspection reports provided The existing fire alarm installation was replaced approximately seven years ago.

5.7 Lift

The Hall for Cornwall building has three lifts. There are two passenger lifts on the left and right side of the main entrance. There is also one dumbwaiter lift serving kitchen area. Passenger lifts are fed via 63A isolator located in dedicated lift room. In general the existing lift installation appears to be in good condition and is believed to be operational although no testing information for all internal systems was available. These installations should bet subject to periodic test and inspection and it is recommended that such testing is carried to confirm correct operation for all associated systems and elements. The existing installation is circa 15 years old.

5.8 Emergency Voice Communication

An existing installation was not identified during the survey. 5.9 Security Installation

A basic security system is currently installed and believed operational. The detection coverage would appear to be limited to door contacts and presence (PIR) detectors. The security alarm keypad is located within the reception area. The existing alarm system appears to be in a fair condition and suitable for the building current use and operation. The existing installation is circa 10 years old and again no documentation was available for this system.

5.10 Disabled WC Alarm Installation No disabled WC were seen during survey. An existing installation was not identified during the survey.



5.11 Lightning Protection System

An existing lightning protection system is installed. From initial survey the air termination system appears to consist of meshed conductor network which is attached to the roof; the down conductor system consists of rounded tape attached to elevation of the building; the earth termination system consists of test point and earth bar mounted in the ground. The existing lightning protection installation would appear to in fair condition. Test and inspection reports of the existing installation were are not available for review. The existing lightning protection system installation is circa 10 years old. It is recommended that the complete installation is tested with comment made against the current standards with a full test and inspection report provided.

5.12 External Lighting Installation

None on the building.

5.13 CCTV

A close circuit television system in present within the hall, the system is circa 5 years old and currently operational the extent of which is unknown. No test certification was available during the survey and it is recommended that the system is tested for correct operation.

5.14 Access Control System

An access control system is currently operational within the building demise although it is only installed in certain areas. It is believed the system is a magnetic strike act type with battery backup units is some areas. The system appears to be in a good workable condition circa 10 years in age. No test certificate or documentation was available for the system.



6.0 Mechanical Condition Schedule Notes

• 25 year maintenance schedule based on no change of use to the building (Primary plant only).

• Indicative costs based upon Planned Preventative Maintenance (inspections, statutory testing and consumables only)

• The costs identified do not include for reactive maintenance and/ or replacement components or out of hours working

• The costs scheduled do not reflect business related loss due to failure of components or systems

• The indicative replacement costs scheduled do not include associated builders work in connection, out of hours working and/ or associated design/ statutory fees Condition Legend A - In fair condition, no works required at present B - Serviceable state of repair C - Operational but requiring major repair or upgrade D - Inoperable, unsafe or at risk of immediate failure R - Replace



6.1.1 Replace primary plant as life expectancy



6.1.2 Mechanical Services - Replace primary plant in year 1



7.0 Electrical Condition Schedule Notes

• 25 year maintenance schedule based on no change of use to the building (Primary plant only).

• Indicative costs based upon Planned Preventative Maintenance (inspections, statutory testing and consumables only)

• The costs identified do not include for reactive maintenance and/ or replacement components or out of hours working

• The costs scheduled do not reflect business related loss due to failure of components or systems

• The indicative replacement costs scheduled do not include associated builders work in connection, out of hours working and/ or associated design/ statutory fees Condition Legend A - In fair condition, no works required at present B - Serviceable state of repair C - Operational but requiring major repair or upgrade D - Inoperable, unsafe or at risk of immediate failure R - Replace 7.1.1 Replace primary plant as life expectancy



7.1.2 Replace primary plant in year 1



APPENDIX A: CIBSE - Indicative life expectancy factors

Equipment Item Indicative Life / Years

(a) Heating Source

Boiler Plant:

-Cast iron sectional boilers (MTHW/LTHW) 25

-Condensing Boilers (MTHW/LTHW) 20

-Domestic Boilers (combination) 10

-Domestic Boilers (condensing) 15

-Electrode / Electric Boilers (MTHW/LTHW) 25

-Electrode / Electric Boilers (steam and HTHW) 25

-Modular Boilers 15

-Shell and tube boilers (MTHW/HTHW) 20

-Shell an d tube boilers (Steam and HTHW) 20

-Steel boilers (MTHW/LTHW) 20

-Water tube boilers (MTHW/LTHW) 25

-Water tube boilers (Steam and HTHW) 25 Boiler plant auxiliaries:

-Boiler electrodes 8

-Chimney (Brick or concrete) (outside) 40

-Chimney (Brick or concrete) (inside) 50

-Chimney (steel) (outside) 30

-Combustion controls 12

-Dosing pots 15

-Fans (high temperature) 15

-Feed pumps 15

-Flue (mild steel) 15

-Flue (stainless steel) 30

-Gas burners (atmosphere) 20

-Gas burners (forced air) 15

-Gas distribution system for boiler plant 40

-Instrumentation 10

-Oil burners (Pressure jet) 15

-Oil distribution system for boiler plant 40

-Oil storage tanks (underground) 20

-Oil storage tanks (inside building) 30

-Oil storage tanks (underground) 15

-Water treatment equipment 15

-Solid fuel handling plant 15

(b) Cooling source

Ancillaries:

-Refrigerant leak detector 10

-Trace heating 20 Chillers (medium to large):

-Absorption 25

-Centrifugal 20

-Reciprocating 20

-Screw 25 External heat rejection for refrigeration plant:

-Air blast dry air coolers (epoxy treated metal) 20

-Air blast dry air coolers (plastic coated metal) 25

-Air blast dry air coolers (galvanised metal) 20

-Air cooled condensers 20

-Evaporative condensers 20 Open type cooling towers:

-Ceramic 35



-Epoxy treated metal 15

-Galvanised metal 12

-Plastic coated metal 25

-Plastic construction 20

-Stainless steel 30

-Timber construction 10

(d) Calorifiers / heat exchangers

Calorifiers:

-Copper 25

-Mild steel 20 Heat exchangers:

-Plate 15

-Shell and tube 25

(e) Pumps

Base mounted pumps 20

Boiler feed pumps 15

Centrifugal pumps 20 Circulating pumps:

- commercial (dual type) 20

- domestic 10

Condensate pumps 10

Glandless pumps 10

Pipework mounted pumps 15

Sump and well pumps 12

(f) Pressurisation systems

Chilled water pressurisation unit 20

Combined heating / chilled water 20

Expansion vessel (unvented hot water) 15

Heating pressurisation unit 20

(g) Water boosters

Domestic booster 15

Hose reel booster 20

Mains cold water booster 15

Sprinkler 20

(h) Pipework systems and components Bellows:

-expansion (steel) 10

-flexible (rubber) 8

-flexible (steel) 10

Condensate pipework system 12

Condensate collecting vessel 12 Expansion vessels:

-open 10

-closed (with membrane) 15 Fuel Pipework:

-gas 50

-oil 50

Heating pipework system (plastic) 35 Pipework systems (closed):



-copper 45

-steel 25

-steel (galvanised) 35 Pipework systems (open)

-copper 45

-steel 25

-steel (galvanised) 25

Refrigerant pipework systems 30

Steam pipework system 25 Water softeners:

-base exchange 30

-de-alkalisation 20

-de-ionisation 20

Water treatment plant 15

Water treatment control and measurement equipment 10

(i) Insulation (pipework)

Pipework thermal insulation:

-moulded type 30

-blanket type 30 Vessel thermal insulation:

-moulded type 30

-blanket type 30 Tank thermal insulation:

-moulded type 30

-blanket type 30

Ductwork thermal insulation (blanket type) 30

Fire insulation (intumescent) for pipes and ducts 20

(j) Valves

Commissioning valves 25

Draw-off taps 20

Fuel shut-off valves 25

Motorised control valves 15

Motorised control valve actuators 10

Shower mixer and head 10

Supply-side shut-off valve 25 Valves:

-cast iron 30

-copper 30

-glandless 20

-glands 15

-mild steel 25

(k) Terminal units (wet systems) Ceiling heating:

-hot water 25

-electric 15

Fan coil units (heating only) 15 Natural convectors:

-water 20

-electric 10 Radiant heaters:

-steam and hot water 20

-electric 10



Radiators:

-aluminium 20

-cast iron 25

-steel 20

-steel (2mm thick) 20

Radiator painting 5

Storage heaters (electric) 10 Underfloor heating:

-electric 20

-plastic pipes (concrete encased) 30

-steel pipes (concrete encased) 25 Unit heaters:

-steam and hot water 15

-gas and electric 10

(l) Air Handling and Ventilation

Air conditioning terminal units:

-chilled ceiling panels 25

-chilled beams 20

-computer room air conditioning 15

-double duct terminal units 15

-fan coil units (heating and cooling) 15

-induction units 20

-split systems 10

-terminal reheat units 20

-VAV terminal units (bellows type) 15

-VAV terminal units (box type) 15

-ventilated ceilings 25

-VRV units 10

-VVT fan powered terminal units 15 Fans:

-axial 15

-Centrifugal 20

-centrifugal (heavy duty) 25

-extract (e.g. Domestic) 10

-high temperature (boiler combustion) 15

-propellor 10

-roof mounted units 15 Ductwork:

-galvanised (rectangular and circular) 40

-plastic 15

-flexible (circular) 15 Ductwork Ancillaries:

-attenuators 25

-coils (aluminium fins) (cooling) 15

-coils (aluminium fins) (heating) 15

-coils (copper fins) (cooling) 25

-coils (copper fins) (heating) 25

-coils (electric) 10

-coils (galvanised) (heating) 12

- dampers (manual) 20

-dampers (automatic) 15

-eliminators (galvanised) 10

-eliminators (plastic) 15

-eliminators (stainless steel) 20

-external louvres (anodised aluminium) 25

-external louvres (steel painted) 20



-filters (automatic) (excluding media) 15

-filters (panel) (excluding media) 20

-filters (primary) (washable) 10

-filters (primary) (disposable) 0.5

-filters (secondary) (pleated and bag types) 1

-filters (electrostatic) 15

-filters (activated carbon) (excluding media) 15

-filters (high efficiency particulate air (HEPA)) 2

-fire dampers (curtain type) 10

-grilles and diffusers (anodised aluminium) 25

-grilles and diffusers (painted metal) 30

-hoods 30

-insulation (ductwork systems) 30

-plate recuperator 20

-spray cooler coils (copper electro-tinned) and washers 15

-thermal wheels 15

Insulation (ductwork and vessel) (blanket type) 30 Packaged air handling / conditioning units:

-external 15

-internal 20

Terminal units (air systems) 25

(m) Miscellaneous mechanical equipment and plant

Air compressor 20

Compressed air receiver 20

Computer room air conditioning 15 Domestic gas fired appliances:

-warm air heaters 15

-boilers 10

-combination boilers 10

-hot water (storage and continuous) 12

-gas fires 8

Drinking fountains 10

Fire protection (pipes and ducts) 20

Food / container waste disposal 5

Furnaces (gas or oil fired) 15

Hand dryers 5

Incinerators 15

Kitchen (cooking and support systems) 15

Laundries (equipment and support systems) 20

Sanitary towel disposal 10

Stair/lobby ventilation 20

Tea rooms (equipment and support systems) 15

Vending machines 8

Waste paper shredders/disposal 10

Water features 15

(n) Controls Building management system (BMS):

-head end (supervisor) 5

-outstations 10

-plant controller 10

-operating system 5

-remote display panels 10

-communications network (hardwiring) 25 Electric / electronic controls:



-electric controls 20

-electronic controls 10

-sensors 8

-control valves 15

-control dampers 15

-hydraulic valve actuators 10

-variable speed drives 15 Pneumatic controls:

-air compressor 20

-pneumatic controls 20

-pneumatic valve actuators 15

-dryer (pneumatic controls) 20

-receiver 20

-valves, connections 20

-electronic / pneumatic interfaces 10

-hydraulic valve actuators 10 Leak detection:

-gas 10

-refrigerant 10

-water 15

(o) Electrical Installations Batteries and power storage:

-battery chargers 20

-lead-acid batteries (sealed) 5

-nickel-alkaline batteries (vented) 20 Mains cable (permanent installations):

-mineral insulated 35

-paper insulated 35

-thermoplastic 30

-thermosetting (fire performance) 35 Mains power supplies:

-HV switchgear (external) 30

-HV switchgear (internal) 30

-LV switchgear (internal) 25

-main supply switchgear and distribution 30

-transformers (dry type) 30

-transformers (oil-filled type) 30 Motors:

-motor rating <7.5W 10

-motor rating <7.5 W to 75 kW 15

-motor rating >75kW 20

Motor drivers (variable speed) 15 Power generation:

-combined heat and power (CHP) (Gas fired) 20

-combined heat and power (CHP) (diesel powered) 15

-continuously rated gas/oil engines (frequent use) 15

-continuously rated gas/oil engines (standby) 25

-continuously rated steam engines (frequent use) 25

-continuously rated steam turbines (frequent use) 25

-standby alternator plus prime mover 30 Protective installations:

-earth bonding (major) 30

-earth bonding (domestic) 25

-lightning protection 25 Sub-main distribution:

-consumer units 20



-distribution boards 20

-feeder pillar 20

-final circuits and outlets 20

-inverter 20

-lighting installations (luminaires) (external) 15

-lighting installations (luminaires) (internal) 20

-miniature circuit breaker (MCB) 20

-moulded case circuit breaker (MCCB) 25

-power distribution unit (PDU) 20

-residual current breaker (RCB) 20

-switched socket outlet (SSO) 15 Uninterruptible Power supplies (UPS) / Back-up power:



-nickel-alkaline batteries (vented) 20

(p) Lighting Lamps:

-compact fluorescent lamps 3

-fluorescent tubes 2

-metal halide lamps 3

-SON lamps 4 Lighting systems:

-emergency lighting 25

-lighting and luminaires (external) 15

-lighting and luminaires (internal) 20

-switches 10

(q) Drainage and sanitation

Above ground rainwater drainage (plastic) 25 Below ground drainage:

-salt glazed 40

-cast iron 45

-plastic 40 Internal water, foul and rainwater drainage:

-cast iron 35

-copper 40

-plastic 20

Sanitaryware 25

(r) metering and measurement

Electricity 20

Gas 20

Water 20

(s) Protection systems (fire and security)

Access control 15

Call points (break glass) 15 Closed circuit television (CCTV):

-external 15

-internal 20

Computer room fire extinguishing system 15

Control panel 15

Dry risers 25



Fire alarms:

-battery support 20

-electrical 20

Fire dampers (curtain type) 15

Fire protection (pipes and ducts) 20

Foam system 15

Heat detectors 20

Hose reels (fire ) 15

Hydrants (fire) 30

Infrared lighting 10

Intruder detection 15

Intruder system control panel 20

Portable fire appliances 8 Risers:

-dry 25

-wet 20

Smoke and heat detectors 10

Smoke curtain 20

Smoke ventilation systems 30

Wet risers 20

Sounders (bell) 15

(t) Miscellaneous electrical equipment and plant

Air conditioner:

-commercial (‘through-the-wall’ unit) 10

-residential (single or split packaged unit) 10 Batteries:



-nickel-alkaline batteries (vented) 20

Clock systems 15

Closed circuit television CCTV and video 10

Communication systems 20

Continuous flow electrical heaters 12

Electric floor heating 25

Electrical heater (on peak) 8

Electrical storage heaters with ventilation 20

Electrical water heaters 12 Heat pumps:

-air-to-air (residential) 10

-air-to-air (commercial) 15

-water-to-air (commercial) 15

Intruder alarms and intercommunications 10

Lighting control and management systems 15

Lightning protection 25

Public address systems 20

Television and satellite systems 15

Uninterruptible power supply (UPS) systems 20

Water cooled air conditioner 15

Window unit air conditioner 8



APPENDIX B: Survey Photos B1 Mechanical

Plate M1 – Basement Chiller Unit

Plate M2 - Basement Chiller Unit ID Plate



Plate M3 – Roof Chiller Condenser Unit

Plate M4 – Roof Chiller Condenser Unit Control Panel (Rusting)



Plate M5 - Basement Chilled Water Pipework

Plate M6 - Basement Chilled Water System Pressurisation Unit



Plate M7 - Basement Chilled Water Leak on Pipe Connection to Unit

Plate M8 - Basement Chiller Room Control Unit



Plate M9 – Electric Undersink Water Heater Plate M10 – Basement Water Heater

Plate M11 – New Electric Undersink Plate M12 – Kitchen Water Heater

Instantaneous Water Heater



Plate M13 – Original Electric Undersink Plate M14 – Toilet Electric Water Heater Instantaneous Water Heater

Plate M15 – First Floor Toilet Cold Water Tank (Believed to be Redundant)



Plate M16 – Mezzanine Office Wall Mounted AC Unit

Plate M17 – Mezzanine (Dimmer Room) High Level AC Cassette Unit



Plate M18 – Roof Fujitsu AC Condenser Coil

Plate M19 – Roof Fujitsu AC Condenser



Plate M20 – Roof Daikin AC Condenser

Plate M21 – Roof Fujitsu AC Condenser



Plate M22 – Roof T&E Hall AC Condenser

Plate M23 – Mezzanine Boiler Room Modular Boilers



Plate M24 – Mezzanine Boiler Room Modular Boilers (with covers removed)

Plate M25 – Mezzanine Boiler Room Boiler Flue System



Plate M26 – Mezzanine Boiler Room Constant, VT and Variable belt driven Pumps

Plate M27 – Mezzanine Boiler Room Plate M28 – Heating System Dosing Unit Pressurisation Unit



Plate M29 – Mezzanine Boiler Room Control Panel

Plate M30 – Mezzanine Boiler Room Boiler Ventilation Fan



Plate M31 – Roof Top AHU Pipework Connections

Plate M31 – Roof Top AHU



Plate M32 – Vent Plantroom AHU 1 ID Plate

Plate M33 – Vent Plantroom AHU 4



B2 Electrical

Plate E1 – Main Meter

Plate E2 – Incoming Supply



Plate E3 – Small Power Installation

Plate E4 – Lighting Installation



Plate E5 – Emergency Lighting Installation

Plate E6 – Fire Alarm Installation



Plate E7 – Security Installation

Plate E8 – Lightning Protection Installation



Plate E9 – Telecommunication Installation

Figure E10 – Distribution Boards

Plate E11 – Wiring



Plate E12 – Luminaires

Plate E13 – Lift Equipment

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