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Mechanical, Electrical and Building Fabrics Condition Report November 2015

Forest Hill Library

PinnacleESP CONSULTING ENGINEERS P3377 FOREST HILL LIBRARY, LONDON, SE23 3HZ November 2015 MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES Page 1 of 13 CONDITION AND OPTIONS REPORT

INDEX SECTION TITLE 1.0 INTRODUCTION

2.0 DETAILS FOR PROPERTY DATABASE

3.0 EXECUTIVE SUMMARY

3.1 BUILDING FABRIC 3.2 MECHANICAL SERVICES 3.3 ELECTRICAL SERVICES 4.0 CONDITION REPORT 4.1 BUILDING FABRIC 4.2 MECHANICAL SERVICES 4.3 ELECTRICAL SERVICES 5.0 RECOMMENDATIONS

APPENDIX A – PHOTO GALLERY APPENDIX B – 10 YEAR LIFE CYCLE


1.0 INTRODUCTION

PinnacleESP have been commissioned by London Borough of Lewisham to obtain technical and strategic information on the existing building fabric, mechanical, electrical services at Forest Hill Public Library, 82 Dartmouth Rd, London, Greater London, SE23 3HZ.

This report describes the visual condition of the existing building fabric, mechanical, electrical and services plant. 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.


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.

2.0 DETAILS FOR PROPERTY DATABASE

Forest Hill Public Library is a purpose built three storey structure of traditional construction. The building comprises main Library space, two ancillary library areas in addition to ancillary support accommodation.

The site address is:

Forest Hill Public Library, 82 Dartmouth Rd, London, Greater London SE23 3HZ


3.0 EXECUTIVE SUMMARY

3.1 BUILDING FABRICS

The original Grade II Library building was constructed in 1900 using traditional materials in an Arts and Crafts Classical style with red brick in Flemish bond with terracotta dressings and slate roof including octagonal cupola with lead roof and terracotta and brick banded chimney. Administrative accommodation is accommodated to one side and extends three stories high. The overall condition of the building is considered to be reasonable considering its age however, the extent of lead theft from the roof is seriously endangering the building fabric and is of immediate concern and likely to result in the closure of the facility. There is also some concern with the irregularity of the paving outside the building which is considered to pose a trip hazard. It is worth noting that any external repairs to the building will require listed building consent. The building fabric survey reveals that a capital investment of £195,000 would be required in order to improve the building fabric condition to an A4 condition over the next ten years.

3.2 MECHANICAL SERVICES

Both the low temperature and air condition systems are in good condition with no visible defects. The mechanical services survey reveals that a capital investment around £6,500.00 would be required in order to improve the mechanical services to an A4 condition over the next ten years.

3.3 ELECTRICAL SERVICES

During the survey it was noted there are various deficiencies with the electrical installation. To ensure the safe use of the building we have recommended some remedial works for the minor electrical faults identified. The electrical services survey reveals that a capital investment of around £56,550.00 would be required in order to improve the electrical services to an A4 condition over the next 10 years.


4.0 CONDITION REPORT 4.1 BUILDING FABRIC

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 asphalt covered flat roofs and gutters. The flat roofs are surrounded with brickwork parapets and asphalt upstands. The flat roofs accommodate single glazed multi-segmented timber framed lantern lights allowing daylight into the library spaces below.

The octagonal cupola and higher areas of decorative façade are covered with sheet lead dressed around the terracotta detailing and over the terracotta cappings. The condition of the natural slate coverings and rainwater goods is considered to be reasonable and not requiring extensive remedial works within the next ten years although there are a number of cracked or broken slates due to foot traffic. The asphalt coverings are in a poor condition not least due to the theft of all the lead flashings. This has resulted in the asphalt upstands peeling away from the brickwork upstands and becoming deformed, allowing water to penetrate behind the upstand. The brickwork has also been damaged locally due to the theft. The lead coverings to the decorative terracotta detailing are also severely damaged due an attempted theft and this damage is now allowing rainwater to penetrate the building. There is also evidence of attempted theft of the lead flashings to the upstands to of the glazed fanlights. The remaining asphalt roof coverings are in poor condition with many areas rucked and creased and although no splits were observed, there is no way of knowing if the underlying substructure has been damaged due to the theft of the lead flashings (see fig No.1 - 9). There is evidence of damp to the brickwork façade, most probably due to a defective joint to the rainwater pipe adjacent to the main entrance.

Condition Rating D1

4.1.2 External Walls

Existing external walls comprise red brickwork with decorative terracotta detailing, banding and cornice. The brickwork appears to be in reasonable condition commensurate with the age of the building although there are some signs of spalling to areas of brickwork most probably due to frost action.

The pointing appeared to be in reasonable condition and no cracks or signs of settlement was evident. The pavement level asphalt upstand and waterproofing at the West end of the building, which has been rendered over, is damaged and may be the cause of internal damp observed within the smaller library areas (see fig No. 10). The stone steps from Thorpewood Avenue are worn and damaged and would benefit from a sensitive repair.


There is some vegetation growing from ledges, especially at the front of the building at junctions with decorative detailing and brickwork, this will eventually lead to more severe damage to the brickwork and should be removed at the earliest opportunity.

Condition Rating B3

4.1.3 External Windows, Doors & Fanlights

The windows, external doors and lantern lights to the original building are timber framed with all windows being single glazed. The external windows and doors would appear to have been decorated within the last five years but have begun to deteriorate therefore would benefit from redecoration. The timber framed fanlights located at roof level, including the timber cupola are in need of repair and decoration to safeguard their integrity (see fig No.11 & 12). There are a number of broken window panes which should be replaced at the earliest opportunity.

Condition Rating C2

4.1.4 Internal Building Fabric and Finishes

The majority of the original buildings ground floor internal walls are plastered and painted and are in reasonable condition, as are the plastered and painted ceilings however; there are numerous areas where water penetration has caused internal damage to the finishes. The cause of this damage is most probably due to the roof defects and defective asphalt upstand at the rear of the building and should only be attended to following remedial works to these defects (see fig No.13 – 22). Decoration to doors and timberwork is in reasonable condition but should be considered for complete redecoration following the roof and asphalt upstand repairs. Overall, the floor finishes are commensurate with a public building with some light staining of carpet tile finishes but the flooring is in a serviceable condition. The basement plant room comprises exposed painted brickwork and bare concrete floors and ceiling. There is a good deal of damp evident with spalling paintwork to walls.

Condition Rating 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. The existing timber staircase to the basement is not considered to be safe and should be replaced.

Condition Rating B4


4.1 MECHANICAL SERVICES

4.1.1 Heating system

The building is heating via both a low temperature hot water (LTHW) system and an air condition heat pump system. The two pipe low temperature hot water system located in the basement consists of 3No. Broag Quinta 30 gas fired condensing boilers (see fig No.26), Grundfos UPS 15-50 pump (see fig No.27), Remeha Flexcon pressurisation and fill unit (see fig No.28) controlled via a Landis Staefa RVL472 compensator / optimiser servicing old cast iron radiators. The heating system was refurbished in 2006/2007 and serves the main library and offices. The low temperature hot water system is in good condition. Gas meter No M016K0191710D6 is a G10 16m3/h max (see fig No.29)

Condition Rating A3

A Daikin heat pump air conditioning system has been installed to provide heating and cooling to serve the children’s library, new meeting room and front office on the ground floor and also basement IT server. The air conditioning system was installed in 2006/2007 and is in a good condition (see fig No.30).

Condition Rating B3

4.1.2 Heating emitters

Part of the building is served by old cast iron Victorian radiators via a two pipe steel heating circuit providing heat to the main library and offices on the 1st and 2nd floor. The pipework is in good condition (see fig No.31)

Condition Rating C3

Daikin FAQ 7/B wall mounted fan coil units have been installed within the children’s library, meeting room and front office on the ground floor and basement plant room IT server to provide both heating and cooling and are in a good condition (see fig No.32).

Condition Rating C3

4.1.3 Boiler Room Control

The low temperature hot water heating plants are controlled via a weather optimiser / compensator Landis & Staefa RVL472. This appears to be in good condition.

Condition Rating B3

4.1.4 Air Conditioning unit Control

The room fan coil units are controlled via Daikin handheld device. These appear to be in good condition.

Condition Rating B3


4.2.5 Hot & Cold Water Supply Cold Water Services The buildings cold water supply is served via mains water and the old GRP sectional storage water tank located on the 2nd floor has been decommissioned with services disconnected and removed.

Condition Rating B3

Hot Water Services Hot water to appliances is via point of use instantaneous electric water heaters by Heatrae Sadia Multipoint 10/15 to WCs and over the sink unit to staff room. These are in reasonable condition (see fig No.33). Thermostatic mixing valves are used to maintain the hot water temperature at point of use to 41oc.

Condition Rating B3

4.1.5 Toilet extract system

Toilets are served by individual wall / ceiling / window mounted X Pelair extract fans and operated via light switch with run on timer. These are in reasonable condition (see fig No.34).

Condition Rating C3


4.2 ELECTRICAL SERVICES

4.2.1 Sub mains Electrical Distribution

Currently Forest Hill Library is being fed via an EDF Energy PME Main Electrical incomer sized at 100A which is located within the boiler room in the basement. At the time of the site survey the main electrical meter EDMI mK7c ATLAS serial number E12Z061845 was showing the following reported figures:

• 01 - 146905kWh @ 08:59:17 From this main electrical head the electrical supply enters SPN main MCCB panel which then split to serve both the mechanical and electrical services around the building. The size and type of the MCCB Breakers are as follows:

• 100A Eaton GEB3100FFG Series G • 63A Eaton Series G • 63A Eaton Series G • 63A Eaton Series G

The main Electrical Distribution board is labelled MDB1 and is an Eaton Memshield 3 TN&P type which is located within the boiler room basement above the main EDF incomer supply and is currently being supplied via the 100A MCCB breaker type. This type of electrical Distribution panel board can use the total number of electrical out going circuits of the following:

• 48no single phase breaker or 16no 3phase or and be split to make better use of the supply current/amps to site requirements.

At time of the survey the Distribution board labelled MDB1 was only using the outgoing circuits as 1Phase supply, out of the 48 ways 33no breakers have been installed ranging from 10A to 32Amps. This currently leaves 15 spare ways for future requirements of the building use, also the due to the phasing of the distribution board it appears to be wired as a 1 phase supply. The main isolate switch within DBM1 is a 100A and it appears that the power distribution itself of the load phasing in Amps is of a good standard, therefore at the time of the survey there has no signs of over loading to any one phase. The other 3no single phase MCCB breakers at the time of the site survey where not labelled therefore it cannot be verified to what there are supplying within out reviewing the Electrical Installation Condition Report (ECIR) which not available on site.

4.2.2 Small Power

Small power and lighting to the main library, toilets and staff office space is fed via the distribution supply via a 100A distribution boards (MDB1), located within the boiler basement. The DBs appear to be circa 5-7 years old and will reach the end of their economic life in due course. It is recommended that all the DBs are replaced in the long term of 15 years to meet with CISBE guide lines.

Small local power to working library desks and staff rooms is distributed via PVC perimeter 3 department dado trunking system, however within the back public space to the rear of the building there a number of flush floor electrical boxes which were not being used at the time of the survey but are showing evidence of overloading and water damage these are required to be tested and replaced if faulty.

At the time of the survey there was no access to investigate the floor trunking system within the fabric of the building but it is expected to be of a similar age to the DBs.

As sate above the main plant is fed from various single phase moulded case circuit breakers (MCCB) within the main distribution supply panel located within the boiler room in the basement, however these where not labelled at the time of survey on site therefore this is required to confirm from the Electrical ECIR report. These installations appear to circa 5 -7 years old, are in fair condition and should continue to operate beyond the time frame of this report.


4.2.3 Lighting and Emergency function

Internal Lighting: The current lighting within the Library building is manly T5 Twin Fluorescent fittings and 2D Compact Fluorescent that appears to be installed within the last 5-7 years and as such there is not requirement to change the lighting as the lighting levels be supplied still meet the SLL/CISBE guidelines for the areas being lit.

Emergency lighting is integrated into the general lighting and there appeared to be suitable exit signage installed throughout the internal building areas. The latest Emergency Lighting Testing was undertaken within the last three months but there was no evidence of the last Emergency Lighting Periodic Inspection including the 3-hour drain-down test been undertaken, therefore it is recommend that PPM service provider supplies this information for review.

However at the time of the survey the maintenance of the existing lighting is required to be addressed as some of the lighting tubes where not working due to the lamps being blown.

Condition Rating A1

External Lighting to front entrance:

The current lighting to the front entrance via the path way is 2D compact fluorescent IP rated 65 and has been design and installed to meet the SLL/CISBE requirement and taken into consideration of the building users, however due to the time of the visit in daylight it was not possible to show if the lights were working and as such would need to be confirm via the local FM manger to the condition of the lighting whilst lit. Where the staff enter into the building via the right hand side there is also 2no 2D compact florescent types of lighting supplied which were installed at high level correctly to light the path way, however at the time of the survey these were not working due to conditions explain before.

Emergency lighting is integrated into the general lighting and there appeared to be suitable light levels can be achieved on the fire exit route away from the building. The latest Emergency Lighting Testing was undertaken within the last three months but there was no evidence of the last Emergency Lighting Periodic Inspection including the 3-hour drain-down test been undertaken, therefore it is recommend that PPM service provider supplies this information for review.

Flood lighting to the front of the building, these are currently being supplied via 3No Deluce Lighting fittings with a 250W Son lamp supplying the light. During the site visit on closer inspection 1no of these was clearly broken with the lamp element in two parts and the other two required to be cleaned to give better lighting output to be achieved (see fig no.35 & 36). Condition Rating D1

Rear External lighting this is manly 2d compact florescent type IP65 and has been installed to light the rear access routes with some over spill to light the bin stores/ push chair store. Emergency lighting is integrated into the general lighting and there appeared to be suitable light levels can be achieved on the fire exit route away from the building. The latest Emergency Lighting Testing was undertaken within the last three months but there was no evidence of the last Emergency Lighting Periodic Inspection including the 3-hour drain-down test been undertaken, therefore it is recommend that PPM service provider supplies this information for review.

Condition Rating B1


4.2.4 Fire Alarm

Within the main reception of the building there is installed an 8 zone Conventional fire alarm control panel. This panel is being maintained via Interserve contract, appears to be in fair condition and should continue to operate beyond the time scale of this report.

Throughout the building there are smoke detectors, visible ceiling void fire indicators mirroring the sensors within the void, sounders and beacons. No access was available within the void to determine the condition of sensors installed. The installations appear to be circa 8 years+ old, in fair condition but will reach the end of their economic life. It is recommended that the installations are replaced in the mild - long term.

The fire detection system servicing certificate was not available to review on site therefore this information should be reviewed for the purpose of forward planning costing for this item.

There are number of smoke detectors at the top of each stairwell that appear to be in fair condition. However due to no servicing certificates on site to review it is the option of the inspection engineer that these smoke heads should be replaced in the mild to long term.

Within the building areas there was evidence of fire stopping protection system in place where the Electrical and Mechanical services penetrates through the floor and ceiling. It is recommended that an review of these approved fire compartment boundaries is undertaken to determine whether additional works are required.

Condition Rating B2

4.2.5 Lightning System

The lightning protection system on the building is currently using PVC brown covered aluminium down tapes to Thomas Furse lightning pits around the building and as such is in a good sate of condition, however there is one section down tape link that is missing near the staff entrance which is 500mm in total length this is required to be replaced to ensure an balanced lightning protection system to the building to meet BSEN62305 & BS6651 (see fig No.37). The current system is being maintain by Red Omega and the documents on site stated that the last inspections was on 20.11.2015 but on closer inspection the Red Omega service engineer has filled out the dates wrong on the service sheets (see fig no.38).

Condition Rating D1

4.2.6 Intruder Alarm

At the time of site survey it was noted that the building had a fully working intruder alarm system which was be maintain by 1st Ace Security Ltd and had been serviced within the last three months, this system also included Staff attack alarm systems at key points around the building (see fig no.39 & 40).

4.2.7 ICT/Data

The Forest Hill Library currently is being supply from Virgin media fibre cable located within the basement in the boiler-room, this then leaves the boiler room at high level and has been cable tried to cable tray system that links to the main building ICT cabinet located within the basement. The main ICT cabinet at present has the following equipment installed:

• 1xWren Electronics Virgin label 24 main switch • 1x Wi-Fi router • 2x24way HP Procrve network data switches • 4x48 way AMP Netconnect Category 5e System patch panels


From this ICT cabinet the 5e cables have taken service route around the building to supply the library with access to the internet system, most of the data finally connections are installed with 3 department trunking system thorough out the building (see fig no.41 & 42).

4.2.8 CCTV

At the time of the site survey there was no evidence of any CCTV being installed within the main fabric of the building or external areas to the Forest Hill Library building.

Condition Rating D4

4.2.9 Entry

At the time of the site survey there was only one door entry system being installed within the main fabric of the building this was to rear of the Forest Hill Library building to enable wheelchair access, however this was faulty at the point of the inspection (see fig no.43).

Condition Rating D1

4.2.10 Earthing and Equipotential Bonding

The site main earthing is being supplied via the EDF Energy PME Main Electrical incomer system which enters the building at low level and is locate within the basement boiler room. This main earthing cable is sized at 10mm; however at the time of the survey there was no access to investigate the cable route into the electrical switch panel to check that it has been correctly terminated into the main earthing bar. (See fig no. 44 & 45). During the site survey around the fabric of the building there was evidence that there is no equipotential being supplied at local point within toilets.


5.0 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 asphalt upstands, replace all missing lead flashings, repair and replace dressed lead

sheeting to terracotta detailing. Apply reinforced liquid waterproofing to all asphalt coverings giving a 25 year guarantee.

• Remove all vegetation from external façade. • Repair to rainwater downpipe. • Repair asphalt upstand to rear of building. • Redecorate all timber windows and replace all broken panes of glass including roof mounted

glazed lantern lights. • Redecorate internally at location of previous roof leaks. • Remove all flaking paint from walls to boiler room and redecorate, apply epoxy paint to floor. • Replace timber staircase to basement with new metal staircase.

Mechanical

There are no visible deficiencies within both the existing heating and air condition systems. Electrical

There are various deficiencies with the existing Electrical system and we have tailored our recommendations accordingly:- To ensure the safe use of the building on minor Electrical faults these shall be completed within the one month of issued of this condition report these include the following:

a) Earthing to all mechanical services throughout the building where at present there is none supplied b) Re-lamping the external flood lighting and cleaning the lighting diffuser lenses c) Re installing lightning protection PVC brown covered aluminium down tapes to the building d) Replacing Electrical hot water point in staff room e) Removing fuse spur connection in bell tower and replacing it with a single gang light switch f) Installing a new main earthing bar within the basement boiler room g) Replacing the electrical floor boxes in the near of the library and test circuit. h) Undertaken a full repair of automatic push button the rear door access call point.

Overall improvements to the Forest Hill Library:-

i) Install CCTV system to the building to enable the building to record actives happening within the

internal areas and the external areas such as the roof to stop the lead being taken. j) Upgrade the main Toilet door system within the main library as the door is not compliant with

equality act as it will require fire easy access for all people, therefore an automatic push button door systems should be installed within the public library.

k) Within the near future the Lighting currently install should be replaced to LED to save both energy

& carbon of the Councils portfolio services.

PinnacleESP CONSULTING ENGINEERS

P3377 FOREST HILL LIBRARY, LONDON, SE23 3HZ November 2015 MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES Page 1 of 36 CONDITION AND OPTIONS REPORT APPENDIX A – PHOTO GALLERY

Fig No.1 – Lead flashing missing


P3377 FOREST HILL LIBRARY, LONDON, SE23 3HZ November 2015 MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES Page 2 of 36 CONDITION AND OPTIONS REPORT

Fig No.2 – Lead flashing missing and sagging asphalt



Fig No.3 – Rucked asphalt

Fig No.4 – Sagging asphalt



Fig No.5 – Missing flashing and sagging asphalt



Fig No.6 – Missing flashing and sagging asphalt



Fig No.7 – Missing lead dressing



Fig No.8 – Damaged lead dressing



Fig No.9 – Poor finish to fanlights



Fig No.10 – Damaged asphalt DPC



Fig No.13 – Damp penetration in cupola



Fig No.14 – Water ingress at 2nd floor



Fig No.15 – Water ingress in ceiling of 2nd floor



Fig No.16 – Damp penetration to rear of library



Fig No.17 – Damp penetration in main library



Fig No.20 – Damp penetration at rear of library



Fig No.21 – Damp penetration in boiler room



Fig No.22 – Poor condition of boiler room



Fig No.23 – Missing intumescent strip to fire door



Fig No.24 – Worn stone steps



Fig No.25 – Leaking down pipe



Fig No.26 – 3No Broag Quinta 30 gas fired condensing boilers

Fig No.27 – Grundfos UPS 15-50 pump



Fig No.28 – Remeha Flexcon pressurisation and fill unit

Fig No.29 – Gas meter No M016K0191710D6



Fig No.30 – Daikin heat pump air conditioning system

Fig No.31 – Radiators via a two pipe steel heating circuit



Fig No.32 – Daikin FAQ 7/B wall mounted fan coil units

Fig No.33 – Heatrae Sadia Multipoint 10/15



Fig No.35 – Broken lamp & dirty covers

Fig No.34 – X Pelair extract fan



Fig No.36 – Broken lamp & dirty covers



Fig No.37 – Missing lighting down tape



Fig No.38 – Service Sheets



Fig No.40 – Panic Alarm Points

Fig No.39 – Main Intruder control panel



Fig No.41 – Main overview of the system

Fig No.42 – Type of ICT patch Cat 5e



Fig No.43 – Wheel Chair Access

Fig No.44 – Main supply & Meter



Fig No.45 – Layout Electrical Services

10 YEAR CONDITION REPORT Project: Forest Hill LibraryDate: November 2015

No. Description Condition 1 2 to 3 4 to 10 CommentsRating Nov 2015 - Oct 2016 Nov 2016 - Oct 2018 Nov 2018 - Oct 2025

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 Lift and re-lay existing paving outside building. D1 £2,500 £0 £0

1.03 Repair to rainwater goods. D1 £500 £0 £0

1.04 Repairs to asphalt DPC upstand at rear of building including render overlay. D1 £1,500 £0 £0

1.05 Replace broken glass panes and decorate all external timber work. B2 £1,000 £10,000 £15,000 This could be undertaken in conjunction with the re-roofing works as scaffolding will be required.

1.06 Remove vegetation to façade, re-pointing of terracotta & sections of facing brickwork. B3 £500 £0 £0

1.07 Erect scaffolding and underatake roof repairs including replacement lead flashings and dummy CCTV cameras. D1 £70,000 £0 £0

1.08 Carry out overhaul of lantern rooflights and re-decorate. D1 £15,000 £0 £8,000 This could be undertaken in conjunction with the re-roofing works as scaffolding will be required.

1.09 Redecorate internally at location of previous roof leaks. D1 £6,000 £0 £0

1.10 Redecorate internally at 5 year intervals. A4 £0 £0 £25,000 This could be undertaken in stages to reduce the large capital cost of undertaking concurrently.

1.11 Replace internal floor coverings such as carpet and vinyl sheet flooring at 8 year intervals. B4 £0 £0 £20,000 This could be undertaken in stages to reduce the large capital cost of undertaking concurrently.

1.12 Replace staircase to boiler room. D1 £3,000 £0 £0

1.13 Clean down all brickwork in boiler room and decorate with good quality paint. Install forced extract to improve ventilation. D1 £3,000 £0 £2,000 Cost for extract fan would be approximately £1,000.00

1.14 Clean down floor surfaces in boiler room and coat with epoxy floor paint. D1 £2,000 £0 £2,000 Should only be undertaken if wall decoration is undertaken.

Building Fabric Work Sub Total £105,800.00 £11,600.00 £77,600.00

2.00 Mechanical Services

2.01 Low temperature hot water heating system & controls A3 £0 £0 £0 In good condition

2.02 Air conditioning system & controls B3 £0 £0 £0 In good condition

2.03 Hot water heaters B3 £0 £0 £4,500 Allow for replacement of 3No. units due to age in year 10

2.04 Toilet extract fan C3 £0 £0 £2,000 Allow for replacement of 3No. units due to age

Mechanical Sub Total £0.00 £0.00 £6,500.00

3.00 Electrical Services

3.01 Equipotential bonding to water services throughout the building C1 £800.00 £0.00 £0.00 See Pictures in Appendix A

3.02 Installing a new earthing bar near the main incomer supply C1 £350.00 £0.00 £0.00 See Pictures in Appendix A

3.03 Faulty hot water point not working in staff kitchen D1 £2,000.00 £0.00 £0.00 See Pictures in Appendix A

3.04 Lamp broken in out flood lighting unit D1 £250.00 £0.00 £0.00 See Pictures in Appendix A

3.05 Missing 1no Lightning protection down tape D1 £500.00 £0.00 £0.00 See Pictures in Appendix A

3.06 Equalities Act access point not working to the rear of the library requires actioned D1 £1,000.00 £0.00 £0.00 See Pictures in Appendix A

3.07 Equalities Act Toilet access point requires to be upgraded to an automatic push button type C3 £3,000.00 £0.00 £0.00 See Pictures in Appendix A

3.08 Change Switch Fuse spur in bell tower to a light switch D1 £75.00 £0.00 £0.00 See Pictures in Appendix A

3.09 Reconnect the earthing to the AC split condenser units located to the staff enterance area D1 £75.00 £0.00 £0.00 See Pictures in Appendix A

3.10 Replace faulty floor electrical boxes which are showing signals of overloaded within the main library area. D1 £500.00 £0.00 £0.00 See Pictures in Appendix A

3.11 Council should consider to install CCTV to the Library to help with the protection of the lead on the roof and the staff members D4 £8,000.00 £0.00 £0.00

3.12 Lighting throughout the building should be forward plan to change over to LED types to save energy and carbon for the councils requirement A4 £0.00 £0.00 £40,000.00

3.13 Council should forward plan for total rewire of the library in the next 18 years to meet the CISBE guide lines part XXXXX, or should review ECIR requirements based on the C3 items that may cause the building to fail in the future. A4 £0.00 TBC TBC

Electrical Sub Total £16,550.00 £0.00 £40,000.00

Total: £122,350.00 £11,600.00 £124,100.00

(Note All prices are based upon 2015 costs without uplift and do not include professional fees, VAT or asbestos associated works)

Anticipated Renewal Period (Years) with Budget Costs

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