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Mechanical, Electrical and Building Fabrics Condition Report

November 2015

Torridon Road Library

PinnacleESP CONSULTING ENGINEERS P3377 TORRIDON ROAD LIBRARY, LONDON, SE6 1RQ November 2015 MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES Page 1 of 14 CONDITION AND OPTIONS REPORT

INDEX SECTION TITLE 1.0 INTRODUCTION

2.0 DETAILS FOR PROPERTY DATABASE

3.0 EXECUTIVE SUMMARY

3.1 BUILDING FABRICS 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 Torridon Road Library, Torridon Road, London, SE6 1RQ. 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

Torridon Library is a purpose built single storey structure of traditional construction which has been extended within the last ten years to incorporate a new two storey Sure Start Nursery. The building comprises Library and meeting room accommodation in addition to ancillary support accommodation.

The site address is:

Torridon Road Library, Torridon Road, London, SE6 1RQ.


3.0 EXECUTIVE SUMMARY

3.1 BUILDING FABRICS

The original Torridon library building was constructed in 1907 using traditional materials and in a traditional style with decorative terracotta detailing, banding and natural slate roofs. The building was extended to the north end sometime after that and most recently with the addition of a new two storey side extension using modern construction techniques. The overall condition of the building is considered to be reasonable considering its age and there are no building fabric items of immediate concern likely to result in the closure of the facility or breach of H&S legislation. The building fabric survey reveals that a capital investment of £127,000.00 would be required in order to maintain the building fabric in A4 condition over the next ten years.

3.2 MECHANICAL SERVICES

The heating system serving the library is in reasonable condition providing adequate heat to the building however it was noted the children’s centre is under heated and recommissioning of the heating system will help provide more heat to the centre. The heating plant appears to be in good condition. A noisy extract fan was identified in the staff toilet which requires replacing as the bearing of the fan sounds to be defective. Basement store room sump pump was found to be defective where the sump pit is full of water. The mechanical services survey reveals that a capital investment around £11,500.00 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 that there are various deficiencies with the existing electrical system. To ensure the safe use of the building we have recommended some remedial works for the minor electrical faults identified. The total investment required over the 10 year period for electrical remedial works is estimated to be £51,495.00.


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 original building comprise in the main natural slate pitched roof coverings with areas of asphalt covered flat roofs and gutters. The coverings to the newer flat roofs comprise a high performance single ply waterproof membrane.

Water penetration is evident internally to the RHS of the main entrance within the meeting room, staff within the library reported that this was due to a blocked outlet some years ago, it was rectified and has not reoccurred since. The original building was extended less than ten years ago and it would appear that the original roofs were extensively overhauled or replaced at that time. As long as the roofs are correctly maintained, we do not consider these elements to be of concern within the next ten year period.

Condition Rating B4

4.1.2 External Walls

Existing external walls comprise brickwork with decorative terracotta detailing, banding, parapets and balustrading. The brickwork appears to be in reasonable condition commensurate with the age of the building although there are signs of spalling to some areas of brickwork most probably due to frost action (see fig no. 1 & 2).

The decorative detailing is heavily discoloured with some areas of pointing eroded and slight spalling to the decorative terracotta balustrade. Missing pointing to the sill banding and cappings is causing discolouration and efflorescence to the brickwork below and also allowing water penetration which will increase the risk of frost action. There is evidence of extensive repair to the original external walls in the North West corner of the site as well as evidence of slight structural movement to the East near the rear exit although this cracking is not evident internally (see fig no. 3). There is a good deal of 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 (see fig no. 4).

Condition Rating B3

4.1.3 External Windows & Doors

The windows and external doors to the original building are timber framed with the windows being single glazed; the windows to the recent extension are double glazed powder coated aluminium, as are the newer external doors.


The original external windows are protected with mesh screens which prevented close examination however there is evidence that the paintwork is beginning to crack and peel with a number of broken panes of glass evident (see fig no. 5). The timber louvered vent to the boiler room is in a poor condition due to its proximity with the ground level externally and is beyond repair. External timber doors appear to be in reasonable condition and operating as intended.

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. There are a few minor defects following a previous roof leak (see fig no.6) but overall the condition of walls and ceilings are considered to be reasonable. Decoration to doors and timberwork is also in reasonable condition with only minor defects to glazed screens evident. There is some cracking of the terrazzo flooring within the entrance vestibule which has been previously repaired and this is not uncommon for a building this age (see fig no. 7). The remaining floor finishes are commensurate with a public building with some staining of carpet tile finishes but are in a serviceable condition. The newer extension is approximately five years old and all internal finishes are considered to be good. 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; there is also a good deal of detritus and rubbish deposited within the plant room itself. The door to the store room within the boiler room is in very poor condition and provides no real function as it is neither a fire door nor is it fitted with intumescent strips or a door closer. It is recommended that the door be removed. (See fig no. 8 & 9)

Condition Rating B3

4.1.5 Internal Fixtures & Fittings

Internal fixtures and fittings such as toilets and staff room kitchen were in good condition and not considered to require replacement within the next ten years.

Condition Rating B4


4.2 MECHANICAL SERVICES 4.2.1 Heating system

The existing heating system to the library located in the basement had been modified to serve a new 2-storey sure start children centre extension with classrooms and offices built in 2010 (see fig No.10). The existing 1No Ideal Concord CXA80 has been modified to a CXA70 (70kW) (see fig No. 11). The boiler was not working at the time of survey and electric heaters were used in both the library and children’s centre.

Condition Rating C3

There are two constant temperature heating circuits of 40mmØ from the plant room to the building via Grundfos pumps. The library’s constant temperature heating circuit is routed around the library in floor ducts and ceiling voids to radiators and fan coil units in a single pipe system.

Condition Rating C3

The children centre’s constant temperature heating circuit is routed around the new extension hidden within walls, floors and ceilings to low surface temperature radiators in a two pipe system.

Condition Rating B3

4.2.2 Heating emitters The Library is served by old cast iron radiators (see fig No.12) and Fan coil units (see fig No.13) via a single pipe heating circuit. We were advised by staff when the heating is working it provides adequate heating to the space.

Condition Rating D1 Access to fan coil units within ceiling void was not possible at time of survey. The children centre is served by low surface temperature radiators with TRV to provide individual control via a two pipe heating circuit (see fig No.14). We were advised by staff the building feels cold in winter and they require supplement electric convectors.

Condition Rating D1

4.2.3 Boiler Room Control The heating plants are controlled via a Unitron UC32 Cylon. This appears to be in good condition (see fig No.15)

Condition Rating C3 At present the heating system would be considered as a D1 condition rating as a result of under heating to the children centre. If a failure was to occur and without spare parts being available or the ability to repair it, the building would possibly have to close.


4.2.4 Hot & Cold Water Supply

Cold Water Services Cold water supply to the building is directly via the water mains in the basement. A 2” MDPE incoming water supply reverts to 35Ø copper pipe before distributed around both buildings to various sanitary appliances, sinks, wash hand basin, drinking points and hot water boilers.

Condition Rating B3

Hot Water Services

Hot water to both buildings is via electric unvented Megaflow of 600Ø x 1m height unit located in the basement plant room. Hot water is distributed to appliances via copper pipework with a pump return (see fig No.16). Thermostatic mixing valves are used to maintain hot water temperature at point of use to 41oC. Condition Rating B3

4.2.5 Toilet extract system Toilets are served by individual window / wall / ceiling mounted extract fans and operated via PIR / light switch. Generally all units are in reasonable condition with the exception of the staff toilet extract fan which is noisy and requires replacing.

Condition Rating C3

4.2.6 Plant room sump pump

There are two sump pumps installed within the basement plant room. One pump is located within the store room submerged within the sump pit with its own control panel. This appears to be not working as the sump pit is full of water. The other sump pump is located within the boiler room and operated via an on / off switch (see fig No.17)

Condition Rating C3


4.3 ELECTRICAL SERVICES 4.3.1 Sub mains and Electrical Distribution

Currently Torridon Library and Sure Start Children Centre are being fed via an TN-C-S (PME). Main electrical incomer sized at 100A single phase which is located within the Torridon Library ground floor toilet store cupboard behind a locked service door. At the time of the site survey the main electrical supplies had 3no single phase meters due the building changes from the original layout when it was first built (see fig No. 18). The details of these single phase electrical meters where as follows including the reported output figures: EM01 mK7c ATLAS serial number E12Z095112 – 086673 @ 11:09:39 EM02 serial number D00c46701 - 49032 @ 11:09:41 EM03 installed in 2010 serial number 9756552 – 82387.04 @ 11:10:03 From each of the meters the electrical supply enters its own SPN Electrical Distribution boards located at the following areas and label as follows: W/C Store DB01 18way SPN 80A Main Library DB02 8way SPN 80A New Creche side 2 storey extension building DB03 18way SPN 80A The main brand of the DB panels and MCCB &RCBOs are Contactum have been installed in metal main distribution boards to meet the current BS7671 requirements, on reviewing the distribution boards there shown no signals of over loading and where lasted tested back in September 2015 at the time of the survey there was no ECIR reports on site to review to confirm this. Each DB is then split to serve both the mechanical and electrical services around the building, as each of the DBs boards are single phase only, for example; W/C Store DB01 18way SPN 80A is feeding the boiler plant room which is directly below the W/C store including the sump pumps and boiler and other Mechanical plant and commons areas local power. Main Library DB02 8way SPN 80A is feeding local lighting circuits and entrance doors and is locate within the main library area near the centre of the building. The new Creche 2 storey side extension building DB03 18way SPN 80A board is being supplied via two number 16mm SWA/XLPE/PVC cables which have been routed below the ground thought the basement plant room to the Creche store room locked cupboard within the soft play area. At time of the survey the All the Distribution boards labelled DB01,DB02,DB03 where single phase in line with the main power supply and as such there was no signs of over loading to any one MCB or RCBOs. However it should be noted that all the RCD breakers had been taken out of each of these boards indicating that the site had been getting tripping on the breakers, as the DBs boards now have RCBOs installed within them to verify this information more details are required to check if an upgrade has undertaken at the last the Electrical Installation Condition Report (ECIR) inspection. As such the ECIR reports were not available on site (see fig No. 19 & 20).

Condition Rating C1

4.3.2 Small power

Small power and lighting to the main library, toilets and staff office space is fed via the distribution supply via an 80A distribution boards (DB01), located within the W/C store cupboard boiler basement. The distribution boards appear to be circa 5 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 guidelines.


Small local power to working library desks and staff rooms is distributed via PVC perimeter 3 department dado trunking system, at the time of the survey there was no signals or evidence of overloading to any of the circuits of socket outlets. 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 the library itself looks like it has been refurbished over the last 5 – 8 years. Small power and lighting to the Sure Start Children’s Centre, toilets, staff office space, children’s play areas and CIBES A 5000 platform lift serial number J-3387 is fed via the distribution supply via a 80A 18 way distribution boards (DB01), located within the Children’s soft play area locked store cupboard on ground room. The DBs appear to be circa 5 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 guidelines. 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 installed in 2010.

4.3.4 Lighting and Emergency function

Internal Lighting to the Library: 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 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 recommended 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. Also in the basement boiler room there was no key test function to the lighting circuit (see fig No. 21). Condition Rating D1

Sure Start Children’s Centre:

The current lighting within the Sure Start Children’s Centre building is mainly T5 Twin Fluorescent fittings and 2D Compact Fluorescent that appears to be installed when the building was fitted out back in 2010 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 recommended that PPM service provider supplies this information for review. External Lighting to front entrance to Library:

There currently is no lighting to the front entrance or side roadway this is because the Library is using the back lighting of the main street lighting to light the pathway. Whilst at the time of the site survey it was full daylight conditions it was not possible to take a view if this would be a safe lighting source to light the walkway path leading to the Library main building. Therefore it is the recommendation of the electrical surveyor engineer that a light output test is undertaken to measure the risk factor to the public for ease of


access under poor light conditions such as fog and if the local council health and safety officer takes the view that the lighting meets the SLL/CISBE lighting guidelines.

External Lighting to front entrance to Sure Start Children’s Centre building:

There currently is 2D compact fluorescent IP rated 65 light fitting installed to the side entrance area pass the locked gates these have been designed 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 confirmed via the local FM manger to the condition of the lighting whilst lit. 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 recommended that PPM service provider supplies this information for review. Rear External lighting to the main library building:

This is mainly 2d compact florescent type IP65 and has been installed to light the rear access routes with some over spill to light the bin stores. 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 recommended that PPM service provider supplies this information for review.

Condition Rating C2

4.3.5 Fire alarm

Within the main reception of the Sure Strat Children’s Centre building there is a new Gent Vigilon Compact EN54 2&4 which was installed during the new building project in 2010. On inspection of the site O&M manual the design of the new fire system is design for L3 2 loop fire alarm panel to have 5 zones to cover both sites (Children’s Centre and the main Library) and as such the smoke head devices have be labelled to be addressable. The Fire alarm cable is FP200 Gold and has been installed within the fabric of the building; also a new fire alarm site chart has been installed besides the main panel. Within the Children’s centre there is a fire alarm call refuse system installed at the top of the 1 floor landing besides the lift at the time of the site survey the area was found to have boxes blocking the access point. It should be noted that the area must be clear at all times to meet the current BS5839. This fire alarm panel is being maintained via an Interserve contract which appears to be in fair condition and should continue to operate beyond the time scale of this report. Throughout the building there are new Gent smoke detectors with built in LED beacons, 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 5 years old, in fair condition but will reach the end of their economic life. It is recommended that the installations are replaced in the long term to meet with CISBE guide lines 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. Within both 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 a review of these approved fire compartment boundaries is undertaken to determine whether additional works are required (see fig No. 22).

Condition Rating A4


4.3.6 Lightning system

At the time of the site survey there was no evidence of any lightning protection system being installed within the main fabric of both buildings and external areas to the Torridon Library or Sure Start Children’s Centre. Therefore it should be noted that a risk assessment should be undertaken to ensure that the building falls below the required of BSEN62305 & BS6651.

4.3.7 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. 23 & 24)

4.3.8 ICT/Data

The Sure Start Children Centre is currently being suppled from NTL media fibre cable located within the Service cupboard on the corridor, at the time of the site survey if was not possible to find the main entrance point to the building and it was not shown within the O&M manual.

The main ICT cabinet at present has the following equipment installed:

• 1xWren Electronics Virgin label 24 main switch • 1x Wi-Fi router • 1x BT Wi-Fi router • 2x24way HP Procurve network data switches • 1x96 way AMP Netconnect Category 6 System patch panels

From this ICT cabinet the 5e cables have taken service routes around the building to supply the Children’s centre and library with access to the internet system, most of the data finally connections are installed with 3 department trunking system throughout the building (see fig No. 25).

4.3.9 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 Torridon Road Library building or the Sure Start Children’s Centre. Therefore it should be noted that a risk assessment should be undertaken to ensure that the building meets the council requirements for public spaces.

4.3.10 Entry

At the time of the site survey there was only one door video entry system being installed within the main fabric of the building this was too Sure Start Children Centre building to enable parents to access the building to drop off or pick their children, the staff informed the surveyor that the unit was fully working whilst on site (see fig No. 26)

Condition Rating C2

4.3.11 Earthing and Equipotential bonding

The site main earthing is being supplied via the PME Main Electrical incomer system which enters the building at ground floor level and is located within the w/c store cupboard in the main Library. This main earthing cable is sized at 10mm, however at the time of the survey it was noted that the main earthing bar was full (see fig No. 27).

Condition C2


Main earthing to the main gas incomer supply requires more investigation as it appears that the main earthing cable has been taken from the local twin socket supply (see fig No. 28) if this is found to be true, then the cause of action required is to installed an new 16mm earthing cable from main earthing bar to the main gas earthing clamp and clearly labelled at both ends.

Condition Rating D1

During the site survey around the fabric of the building there was evidence that a good code of practice has been adhered to as there was equipotential being supplied at local point within toilets and store cupboards throughout both sites (see fig No. 29).

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. • Erect external scaffolding and remove all vegetation from external façade, re-point all missing

pointing to terracotta and brickwork detailing and clean all terracotta detailing. • Redecorate all timber windows and replace all broken panes of glass. • Replace louvered window to basement. • Replace broken glazing to internal glazed screen. • Redecorate internally at location of previous roof leak. • Remove partition and door to basement store room or replace with metal gate and mesh

enclosure. • Remove all rubbish from boiler room. • Remove all flaking paint from walls and redecorate, apply epoxy paint to floor.

Mechanical Services We would recommend the following action from our survey:-

1) We have been advised that the library is adequately heated but the children’s centre is under heated and therefore we recommend the initial step to recommission the heating system to provide more heat to the children’s centre.

2) The noisy extract fan in the staff toilet to be replaced with a new fan because bearing of the fan sounds to be defective.

3) Basement store room sump pump requires remedial investigation / action to determine why the sump pump is not working including replacement.

Electrical Services

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 the main Gas incomer supply requires more investigation as outlined within the above

section. b) Installing an emergency key test function lights switch in boiler room. c) Investigate to why all the RCDs breakers have been removed for the local distribution boards d) Installing a new main 12 way earthing bar within the store cupboard room

Overall improvements to the Torridon Road Library and Sure Start Children’s Centre:-


a) Install CCTV system to the building to enable the building to record activities happening within the internal areas and the external areas such as the main entrance and rear access (see fig No. 30 & 30).

b) 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 (see fig No. 32).

c) Within the near future the lighting currently installed should be replaced to LED to save both energy & carbon of the council’s portfolio services (see fig No. 33).

PinnacleESP CONSULTING ENGINEERS

P3377 TORRIDON ROAD LIBRARY, LONDON, SE6 1RQ November 2015 MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES Page 1 of 26 CONDITION AND OPTIONS REPORT APPENDIX A – PHOTO GALLERY

Fig No.1 – Spalling brickwork

Fig No.2 – Spalling brickwork and stained terracotta


P3377 TORRIDON ROAD LIBRARY, LONDON, SE6 1RQ November 2015 MECHANICAL, ELECTRICAL BUILDING FABRICS SERVICES Page 2 of 26 CONDITION AND OPTIONS REPORT

Fig No.3 – Structural crack at rear of building



Fig No.4 – Vegetation at ledges



Fig No.5 – Boarded up window

Fig No.6 – Staining from roof leak



Fig No.7 – Previous repair to terrazzo flooring



Fig No.8 – Poor condition of boiler room

Fig No.9 – Defective door in boiler room



Fig No.10 – Sure Start Children’s Centre

Fig No.11 – Modified Ideal Concord CXA80



Fig No.12 – Old cast iron radiators

Fig No.13 – Fan Coil Unit



Fig No.14 – Low surface temperature radiators

Fig No.15 – Unitron UC32 Cylon



Fig No.16 – Megaflo

Fig No.17 – Sump Pump



Fig No.18 - Single phase meters



Fig No.19 - Distribution boards labelled DB01,DB02,DB03



Fig No.20 - Distribution boards labelled DB01,DB02,DB03



Fig No.21 - No key test function to the lighting circuit



Fig No.22 - Fire stopping protection system



Fig No.23 - Intruder alarm system maintained by 1st Ace Security Ltd



Fig No.24 - Intruder alarm system



Fig No.25 - Patch panel Cat 6



Fig No.26 - Door video entry system



Fig No.27 - Earthing cable and full Earthing bar



Fig No.28 - local twin socket supply



Fig No.29 - Equipotential being supplied at local point



Fig No.30 - CCTV system



Fig No.31 - CCTV system



Fig No.32 - Main toilet door system



Fig No.33 – Current Lighting

10 YEAR CONDITION REPORT Project: Torridon Road 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 Remove vegetation to façade, re-pointing of terracotta & sections of facing brickwork. B3 £0 £15,000 £0 This could be undertaken in conjunction with the decoration of the windows.

1.03 A light DOFF wash clean all terracotta is recommended at the time of re-pointing. B4 £0 £8,000 £0 This is not essential but recommended.

1.04 Structural stitch repair of brickwork to rear of building to prevent further cracking. D1 £2,000 £0 £0

1.05 Remove mesh protection to timber windows, replace broken glass panes and decorate all external timber work. B2 £0 £10,000 £15,000 This could be undertaken in conjunction with the re-pointing of the terracotta and brickwork.

1.06 Replace timber louvered vent to Boiler Room. D1 £1,000 £0 £0

1.07 Redecorate internally at location of previous roof leak. D1 £1,000 £0 £0

1.08 Replace broken glass to internal glazed screen. D1 £500 £0 £0

1.09 Redecorate internally at 5 year intervals. A4 £0 £0 £30,000 This could be undertaken in stages to reduce the large capital cost of undertaking concurrently.

1.10 Replace internal floor coverings such as carpet and vinyl sheet flooring. B4 £0 £0 £25,000 This could be undertaken in stages to reduce the large capital cost of undertaking concurrently.

1.11 Remove plasterboard partition and door in boiler room and replace with mesh cage. D1 £2,500 £0 £0 Cost to remove only would be approximately £600.00

1.12 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

1.13 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 £12,800.00 £34,600.00 £79,600.00

2.00 Mechanical Services

2.01 Low temperature hot water heating plant & controls D1 £7,000 £0 £0 Re-commission the children's centre heating including re-balancing the library / children's centre heating circuits

2.02 Replace toilet extract fan C3 £750 £750 £1,500 Replace ceiling extract fan in staff toilet in year 1

2.03 Replace sump pump C3 £1,500 £0 £0 Replacement flow switch & sump pump installation

Mechanical Sub Total £9,250.00 £750.00 £1,500.00

3.00 Electrical Services

3.01 Equipotential bonding to main service at front of the Library building to main earth bar D1 £150.00 £0.00 £0.00 See Pictures in Appendix A, Fig 11

3.02 Installing an new earthling bar near the main incomer supply C2 £20.00 £0.00 £0.00 See Pictures in Appendix A fig 12

3.03 Installing an emergency key test function lights switch in boiler room. D1 £75.00 £0.00 £0.00 See Pictures in Appendix A Fig 4

3.04 Investigate to why all the RCDs breakers have been removed for the local distribution boards C1 £250.00 £0.00 £0.00 See Pictures in Appendix fig 2,3

3.05 Equalities Act Toilet access point requires to be upgraded to an automatic push button type C1 £3,000.00 £0.00 £0.00 See Pictures in Appendix A fig 16

3.06 Council should concerned to install CCTV to the Library to help with the safety of the staff members D4 £8,000.00 £0.00 £0.00 See Pictures in Appendix A fig 14,15

3.07 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 See Pictures in Appendix A fig 16

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

Electrical Sub Total £11,495.00 £0.00 £40,000.00

Total: £33,545.00 £35,350.00 £121,100.00

(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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