Task 1. Condition Survey and Feasibility Assessment.
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
Contents: 1.0 Introduction and Scope of Report.
3 of 20.
2.0 Survey Reporting Conditions.
4 of 20.
3.0 The Building, Orientation and Accommodation.
5>6 of 20.
4.0 Conclusion and Recommendations.
7 of 20.
5.0 Condition Survey.
8>12 of 20.
6.0 Images.
13>14 of 20.
7.0 Feasibility Assessment.
15>17 of 20.
8.0 Drawings.
18 of 20.
9.0 Terms and Conditions of Engagement.
19>20 of 20.
10.0 Appendix 'A'. 11.0 Bibliography 'A'.
Reference: ARC602_2015_Task 1
Page 2 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
1.0 Introduction and Scope of Report. 1.1
The Client Mr. David Corless (Director of Estates and Facilities) at Southampton Solent University, has requested the services of the Surveyor Duncan Green to undertake a Condition Survey of the lecture room RM231 for the purposes of ascertaining the current condition of the room.
1.2
The room RM231 is located on the 2nd floor of the Reginald Mitchell Building, forming part of the Southampton Solent University Campus. The site address is: Southampton Solent University, East Park Terrace, Southampton, Hampshire, SO14 0YN.
1.3
A Feasibility Assessment is to be provided based on the information obtained from the Condition Survey for the adaptation of RM231 to incorporate the addition of a Shower Room facility with W.C. and Basin and associated services in compliance with current legislation.
1.4
Duncan Green undertook the survey on 17 th March 2015. The report is to be issued to the Client Mr. David Corless at the following address: Southampton Solent University, East Park Terrace, Southampton, Hampshire, So14 0YN, on the agreed date of 1st May 2015.
1.5
This report is the Copy-write of the Surveyor and is hereby leased indefinitely to the Client only, until otherwise informed. The report and any content within may not be reproduced, copied, quoted or published in anyway what so ever, without the written permission of the Author. Any employed representative, or Third Party operating on the Clients behalf is not authorised to use this report without prior written agreement from the Surveyor.
Reference: ARC602_2015_Task 1
Page 3 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
2.0 Survey Reporting Conditions. 2.1
SITE: RM231, 2nd floor, Reginald Mitchell Building, has a South facing elevation which is adjacent New Road.
2.2
WEATHER: At the time of survey the weather was dry and sunny with some cloud and a light breeze. There were no obvious signs of recent wet weather.
2.3
ACCESS: The Surveyor was able to access RM231 and the Corridor serving RM231 with no obstructions other than those posed by working at height and limitations identified within the Terms and Conditions of Engagement.
2.4
ACCESS: The void above the suspended ceiling has not been surveyed due to working at height restrictions. However, notes, measurements and photographs, have been made on elements of the building that were visible and accessible from floor level.
2.5
ACCESS: No access was gained to Neighbouring or Third Party property in the undertaking of the survey.
2.6
RESIDENCE: At the time of survey the property in question was occupied.
2.7
SURVEY TYPE: The Measured Survey consisted: record of notes, sketches, measurements and photographs, taken of visible and accessible parts of the external and internal building, viewed from external ground level or from a building floor level, at the stated date and time of the survey. The survey was of a visual and measurement nature and did not involve any form of intrusive or investigative surveying methods.
2.8
SURVEY TYPE: The survey was limited to working at height restrictions and therefore no elements above 3 meters have been surveyed in detail, due to access limitations. The Surveyor did not use a ladder.
2.9
SURVEY TYPE: This Condition Survey Report is not to be interpreted or misunderstood for any other survey type of a similar nature, such as a Schedule of Condition Survey or a Building Survey.
2.10
SURVEY TYPE: The foul water and surface water drainage systems were not investigated or inspected due to Health and Safety risks, accessing and lifting manholes and covers.
2.11
SURVEY TYPE: The concealed void above the suspended ceiling void was not investigated or inspected due to Health and Safety risks, accessing, working at height and potential exposure to Asbestos.
Reference: ARC602_2015_Task 1
Page 4 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
3.0 The Building, Orientation and Accommodation. 3.1
ORIENTATION: The Reginald Mitchell Building has a partly glazed South facing external elevation with opaque East and West facing elevations. The North facing elevation is predominately internal and connects to other buildings within the campus. The South facing elevation is parallel to New Road, separated by a small area of planting and a public pavement.
3.2
ORIENTATION: RM231 is located on the 2nd floor of the Reginald Mitchell Building, with a South facing partly glazed elevation. The internal North elevation provides access into RM231 from the main corridor via 2No. Doors. The internal East elevation is formed by a full height partition. The internal West elevation is an opening which leads to RM230 forming the other half of the combined Studio and Lecture room.
3.3
THE BUILDING: The building appears to be of a medium rise concrete frame construction with non load bearing partitions of masonry, timber or metal stud construction forming internal walls. Externally masonry cavity walls, insulated panels and glazing form the elevations between structural frame members. Internal the RM231 has a painted plaster wall finish. Further investigation and alternative surveys could confirm this (not included).
3.4
THE BUILDING: The building is believed to have been constructed in the 1960s. This is an unverified claim by the occupants and should be investigated and confirmed. (not included).
3.5
THE BUILDING: The immediate local area consists of similar buildings of matching height and architectural style, forming a wider 1960s urban landscape.
3.6
FURTHER INVESTIGATION: (not included) A desktop study and investigation with the Local Authority or Archives department may provide construction documentation about the buildings construction, materials, services, ground conditions, and other information used at the time of development.
3.7
ACCESS: RM231 is accessed via an internal corridor orientated East to West. The corridor provides general circulation and means of escape route to two protected stairwells in opposite directions from the doors servicing RM231 and RM230. The protected stairwells are located at the East and West sides of the building. The protected stairwells do not provide a safe place of refuge for wheel chair users and there are no evacuation chairs provided.
3.8
ACCESS: 2No. lifts serve 9 floors within the building including the 2 nd floor. The lifts are not usable in the event of a fire or electrical failure.
3.9
ACCESS: Within 20 meters of the doors serving RM231 and RM230 in opposite directions, there are a total of 8No. fire extinguishers of various types within the corridor.
3.10
FACILITIES: Opposite RM231 is a D.D.A. accessible disabled W.C. and a Male W.C.
Reference: ARC602_2015_Task 1
Page 5 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
3.0 The Building, Orientation and Accommodation. 3.11
THE BUILDING: Between the corridor and RM230 there is a Dry Services Riser accessed by 2No. Sets of double doors from the corridor. Suggest further investigation of this area and refer to the Health and Safety manual for archive information. (not included).
3.12
ACCESS: 'Referring to Section 8.0 Drawings, EX-002', Door 'D2' formed of a single leaf with slave leaf provides the main access into RM231. The ironmongery on this door does not meet current D.D.A. access requirements and should be changed. 'Refer to Section 5.0 Condition Survey Ref: 6.0'.
3.13
ACCESS: 'Referring to Section 8.0 Drawings, EX-002', Door 'D1' formed of a single leaf is used as a secondary means of access into RM231. This door originally provided a secondary means of escape prior to the alteration combining RM230 and RM231. The ironmongery on this door does not meet current D.D.A. access requirements and should be changed. 'Refer to Section 5.0 Condition Survey Ref: 6.1'.
Reference: ARC602_2015_Task 1
Page 6 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
4.0 Conclusion and Recommendations. 4.1
'Refer to Section 5.0 Condition Survey' and the 'Recommendations, Comments' column. It is recommended that the described elements and recommendations identified within the 'Recommendations, Comments' column undergo further inspection and investigation.
4.2
'Refer to Section 6.0 Images' for select images of RM231/230.
4.3
'Refer to Section 8.0 Drawings' for existing drawings.
4.4
'Refer to Appendix 'A'' for Survey notes and Time sheet.
4.5
It is recommended that the foul and surface water drainage systems be further investigated and surveyed.
4.6
It is recommended that the concealed void above the suspended ceiling be further investigated and surveyed.
4.7
It is recommended that the Health and Safety manual be consulted to ascertain archive information regarding the buildings construction and the layout, type and capacity of existing services, for the purposes of any further feasibility scheme if an alteration is to be considered.
4.8
It is recommended that the Asbestos Register be consulted to ascertain the location, type and quantity of any Asbestos Containing Materials (A.C.M.'s) within and immediately surrounding RM231/230, for the purposes of any further feasibility scheme if an alteration is to be considered.
Reference: ARC602_2015_Task 1
Page 7 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
5.0 Condition Survey.
Ref:
Element:
Element Description and Finish:
Condition:
Recommendations, Comments:
1.0
RM231 is a lecture room, located on the 2nd floor of a 1960s concrete framed medium rise building with a glazed South facing elevation.
It is accessed via an internal corridor orientated East to West.
Weather: Dry and clear sky. Dusk.
Image Ref:
The corridor provides emergency escape route to two protected stairwells in opposite directions, located at the East and West sides of the building. Two public lifts serve 9 floors within the building including the 2nd floor. The lifts are not usable in the event of a fire. The stairwells do not provide a safe place of refuge and there are no evacuation chairs. Within 20 meters of the entrance to RM231 in opposite directions there are a total of 8No. fire extinguishers of various types within the corridor. Opposite the entrance to RM231 is a disabled W.C. and Male W.C. RM231 is rectangular in shape with several columns along the North and South internal elevations. A non-load bearing partition has been removed which once divided the space into two separate rooms RM230 and RM231. The North internal partition of the former RM230 is in a stepped configuration and forms a dry riser service shaft RM2R07 accessible from the corridor.
Reference: ARC602_2015_Task 1
Page 8 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
5.0 Condition Survey.
Ref:
Element:
Element Description and Finish:
2.0
Suspended ceiling.
The building is a 1960s concrete framed structure and is expected to contain asbestos.
Recommend that the Asbestos Register is consulted. If not available, then it is recommended that a Specialist is employed to undertake an asbestos survey to identify the presence, location and type, of any asbestos containing materials (A.C.M.s).
Ceiling grid suspended from the underside of the Metal grid generally aged, discolouration, some floor structure above. broken sections, (possibly original). Condition: Fair. Approximately 600x600mm and cut to smaller sizes at ceiling/wall abutments, with a shadow trim rail.
Recommend clean and repair, otherwise replace with new Image 1 of 4. installation to current standards.
2.1
Condition:
Recommendations, Comments:
Image Ref:
The grid is of a pressed steel with factory painted finish and exposed at ceiling level. 2.2
2.3
Inset double tubular fluorescent light units.
Metal shadow trim rail generally aged, discoloured, sections missing, loose in places, breakages in places, holes, and general wear. Condition: Poor.
Recommend clean and repair, otherwise replace with new installation to current standards.
Recessed light units. Condition: Good.
Recommend further investigation by Competent Person. Refer to building Health and Safety manual.
Image 1 of 4.
2No. not working. 1No. adjacent White board (North elevation) RM231. 1No. central to RM231. 2.4
Light units to RM230 and RM231 have different diffusers with a slight difference in light levels.
Recommend lighting levels to be further investigated by Specialist. Possible replacement of light fittings required. Light fittings to be cleaned. Refer to Health and Safety manual.
2.5
Emergency light fittings, smoke detectors and speakers.
Unable to inspect.
Recommend Competent person inspects units. Refer to Health and Safety Manual.
2.6
8No. metal ventilation louvres.
Generally aged and dirty, 1No. slightly bent. Condition: Fair.
Recommend clean and general maintenance. Refer to Health and Safety Manual.
2.7
Inset cassette air conditioning unit, adjacent the (South elevation) glazing within former RM230.
Unable to inspect. Last inspection dated 11.06.2012. Signs of ageing and discolouration.
Recommend Competent person inspects unit. Refer to Health and Safety Manual.
Reference: ARC602_2015_Task 1
Page 9 of 20
Image 4 of 4.
Revision: First Issue
Author: Duncan Green
Ref:
Element:
2.8
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
5.0 Condition Survey.
Element Description and Finish:
Condition:
Inlay tiles, resting on ceiling grid.
Tiles are generally aged (possibly original), with signs of discolouration, marks, holes, surface Adjacent the glazing (South elevation) the ceiling tears and slight sagging. forms a vertical bulkhead which continues to the Condition: Fair. underside of the floor structure above.
Recommendations, Comments:
Image Ref:
Recommend that the tiles are replaced with new to current standards.
Image 1 of 4. Image 3 of 4. Image 4 of 4.
Image 1 of 4.
The tiles are approximately 600x600mm and made of a mineral type material. 2.9
There are 2No. missing tiles adjacent the White board (North elevation) of RM231.
Recommend tiles are replaced immediately. The concealed ceiling void above may contain dust, contaminants and possible forms of asbestos. Asbestos is a Health and Safety risk and should be immediately addressed. Refer to the buildings Health and Safety manual.
2.10
2No. Tiles central to former RM230, sign of significant water damage, staining and sagging. Condition: Poor.
Recommend further investigation to determine reason for Image 2 of 4. staining and potential source of leak. Replace tiles with new to current standards.
3.0
Walls and partitions (North, East and West elevations).
Blockwork partition with some timber studwork Plastered surfaces generally smooth, some in areas, all plastered and skimmed with painted scuffs, stains, marks and some small dents. finish. Condition: Fair.
Recommend clean surfaces, repair dents and new decoration.
3.1
Fixtures and Fittings: Skirting appears aged (possibly original), has Plastic type skirting, timber picture rails and scuffs, marks, dents, gaps and breaks at joints. architraves, P.V.C.u. Dado trunking with inset Condition: Poor. power and data sockets, surface mounted light switches, I.R. sensor, conduits, Metal housed main switch gear, 2No. projector unit with screen (North elevation), 1No. whiteboard (North elevation), 3No. Pin boards (West elevation), 3No. Pin boards (East elevation), 1No. pin board (South elevation).
Recommend further investigation to confirm skirting type Image 1 of 4. and possible original floor covering beneath carpet. Refer Image 3 of 4. to maintenance plan.
3.2
Picture rails, loose in places, holes in places, poorly jointed, stained finish inconsistent, and generally not level. Condition: Poor.
Recommend replace with new. Refer to maintenance plan.
3.3
Architraves have some stains and marks. Condition: Good.
Recommend clean and redecorate. Refer to maintenance plan.
Reference: ARC602_2015_Task 1
Page 10 of 20
Image 1 of 4.
Revision: First Issue
Author: Duncan Green
Ref:
April 2015
5.0 Condition Survey.
Condition:
Recommendations, Comments:
3.4
Dado trunking. Condition: Good.
Refer to maintenance plan.
3.5
Light switches, I.R. sensor and conduit, signs of general wear. Condition: Good.
Refer to maintenance plan.
3.6
Main switch gear. Unable to inspect.
Refer to maintenance plan.
3.7
Projector units and screen. Condition: Good.
Refer to maintenance plan.
3.8
White board has some holes, generally dirty, well used, pen holder missing. Condition: Fair.
Recommend professional clean and new pen holder. Refer to maintenance plan.
3.9
Pin board has scuffed frame with spilt paint. Condition: Fair.
Recommend remove paint. Refer to maintenance plan.
4.0
Element:
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
Walls and partitions (South elevation).
Element Description and Finish:
Half height masonry cavity wall construction Plastered surfaces generally smooth, some with mortar bed concrete tiled window cill. Wall scuffs, stains, marks and some small dents. plastered and skimmed with painted finish. Condition: Fair.
4.1
5.1
Image 1 of 4.
Recommend clean surfaces, repair dents and new decoration.
Window cill tiles, some loose tiles, stains, marks, Recommend further investigation and repair. Suggest tiles Image 3 of 4. chips, spilt paint, holes from removed fixings. are replaced with an alternative material to provide a Condition: Poor. thermal break. Refer to maintenance plan.
4.2 5.0
Image Ref:
Glazing (South elevation).
Fixtures and Fittings: 4No. surface mounted double panel radiators.
Radiators. Unable to inspect, various types all have scuffs, marks and paint chips.
Recommend further investigation and maintenance inspection. New decoration. Refer to maintenance plan.
Metal framed, single glazed original 'Crittall' glazing system, with solar reflective film and brass ironmongery, frames painted white.
This glazing system is original, it has poor thermal properties and a built in defect (cold bridge), and offers little protection from solar gain and drafts. The element is functional and shows signs of previous repairs and redecoration. The single pane glazing has some marks, and patches of solar reflective film are pealing off. Condition: Poor.
This glazing system does not comply with current British Image 4 of 4. Standards or Building Regulations. The glass panes appear to be standard 6mm float glass which is dangerous when broken as it forms shards and forms a Health and Safety issue. Recommend the complete glazing system is replaced with a new modern system to current standards. Refer to building Health and Safety manual.
Aluminium framed, double glazed, secondary glazing system.
Retrofit secondary glazing system, paint marks, discolouration and general wear to frames, double glazed units, general wear and dirt. Condition: Fair.
This does not comply with current British Standards or Image 4 of 4. Building Regulations. Recommend the complete glazing system is replaced with a new modern system to current standards. Refer to maintenance plan.
Reference: ARC602_2015_Task 1
Page 11 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
5.0 Condition Survey.
Ref:
Element:
Element Description and Finish:
Condition:
Recommendations, Comments:
6.0
Internal doors (North elevation).
Main door to RM231, timber doorset with slave leaf, FD30s with vision panel, lever handles, dead lock with master cylinder, key pad, 2No. kick plates, overhead door closer, barrel bolt to slave leaf, and 6No. hinges.
Door leafs marked, general wear, lever handles and kick plates scratched and marked. Condition: Good.
Recommend replacing level handles with D.D.A. compliant handles. Refer to maintenance plan.
6.1
Single leaf secondary door to RM231 (adjacent East elevation), timber doorset, FD30s with vision panel, lever handles, deadlock with master cylinder, key pad, 2No. kick plates, overhead door closer, and 3No. hinges.
Door leaf marked, general wear, lever handles and kick plates scratched and marked. Condition: Good.
Recommend replacing level handles with D.D.A. compliant handles. Refer to maintenance plan.
6.2
Main door to RM230, timber doorset with slave leaf, FD30s with vision panel, lever handles, dead lock with master cylinder, key pad, 2No. Kick plates, overhead door closer, barrel bolt to slave leaf, and 6No. hinges.
Door leafs marked, general wear, lever handles and kick plates scratched and marked. Condition: Good.
Refer to maintenance plan.
Reinforced pre-stressed pre-cast concrete plank floor
Unable to inspect floor construction.
Refer to building Health and Safety plan.
Concrete screed topping.
Unable to inspect screed construction.
Refer to building Health and Safety plan.
Hole within screed from assumed previously removed services. Opposite White board mounted former RM230 (North elevation).
Recommend further investigation.
Carpet well trodden and indented in areas, soiled in places mainly under desks, some paint marks. Condition: Good.
Recommend professional cleaning. Refer to maintenance plan.
7.0 7.1
Floor and Covering.
7.2
7.3
Bonded sheet carpet finish.
Reference: ARC602_2015_Task 1
Page 12 of 20
Image Ref:
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
7.0 Feasibility Assessment. 7.1
SURROUNDING ACCOMMODATION: Opposite RM231 is a D.D.A. accessible W.C. with a separate Male W.C. adjacent. These facilities provide adequate D.D.A. compliance, although do not provide any shower facility.
7.2
ACCESS: In relation to 'Approved Document B Fire safety Volume 2' RM231/230 has 3No. doors all usable as fire exits for a maximum occupancy of 60 persons. The provision of a W.C. and Shower facility within this room would require the construction of a new room, and thus would be classed as a 'room within a room'. Although this is acceptable it imposes a reduced 'travel distance' required for 'means of escape' unless a suitable fire detection and alarm system is provided within the host room. This would require the existing smoke detectors and alarm system to be upgraded to current standards, if not compliant as well as provision for new services into the proposed facility. It is recommended that the Health and Safety manual be consulted and further investigation and inspection of the current fire and alarm systems in place be undertaken to ascertain potential for adaptation or replacement (not included).
7.3
LEGISLATION: Under the 'Equality Act 2010' all employees have the same rights, regardless of disability. It is therefore necessary to assume that the proposed W.C. and Shower facility will have to meet the current legislation of the The Disability Discrimination Act (D.D.A.). Therefore any proposed facility will be sized and designed to comply with D.D.A. requirements.
7.4
ACCESS: The existing doors serving RM231/230 provide adequate clear opening capacity in compliance with Approved Document M and BS 8300:2001 for means of access into a generic room within a building. However they do not meet the requirements for providing access into a D.D.A. compliant W.C. requiring an outward opening door with dual action accessible safety ironmongery with pull handle and a minimum 1000mm doorset. Therefore a new separate opening with accessible alcove served from the main corridor has been provided. This also provides added accessibility to persons wishing to use the facility, without having to access RM231.
7.5
PROPOSED FACILITIES: Refer to Section 8.0 Drawings, FE-001 and FE-002, it is proposed to provide the new facility as close to the nearest existing internal foul water drainage system (existing D.D.A. accessible W.C.), for means of compliance with 'Approved Document G' and for the best possible outcome and practicality of providing a functional and compliant drainage system. However there are limitations that make this not feasible, please refer to 'Conclusion, Recommendation:' below.
Reference: ARC602_2015_Task 1
Page 15 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
7.0 Feasibility Assessment. 7.6
PROPOSED FACILITIES: The proposed facility will consist: FLOORS: Existing floor screed adapted to provide new falls towards a new floor gully. FLOORS: New slip resistant vinyl bonded to floor screed and dressed up walls forming 150mm fully sealed skirting, with threshold and transition strip beneath door. WALLS: New non load bearing partitions constructed and sealed to the underside of existing structural floor soffit and fire stopped/sealed. Walls to provide 30 minutes fire and smoke resistance, and 45 Rw DB airborne acoustic resistance. WALLS: Glazed ceramic tiles to the full height of all walls providing durable, hygienic surface with low maintenance. CEILING: New 600x600mm modular suspended ceiling grid a tiles with recessed fittings, suitable for highhumidity/moisture content environments. Existing services above to be adapted, extent to be confirmed. FIXTURES AND FITTINGS: A package D.D.A. W.C. and Shower fittings have been recommended based on completeness of installation and compliance with legislation. 'Refer to Appendix A Doc M Shower Room Pack Armitage Shanks' literature.
7.7
LEGISLATION: This feasibility report and proposal has considered and reviewed current legislation and consulted the following relevant documents: Approved Documents: A-Structure (ed. 2013), B-Fire safety Volume 2-Buildings other than dwellinghouses (ed. 2013), E-Resistance to the passage of sound (ed. 2015), F-Ventilation (ed. 2010), G-Sanitation, hot water safety and water efficiency (ed. 2010), H-Drainage and waste disposal (ed. 2010), M-Access to and use of buildings (ed. 2013), P-Electrical safety – Dwellings (ed. 2013),
7.8
British Standards:
8300:2001 Design of buildings and their approaches to meet the needs of disabled people – Code of practice.
Building Bulletins:
BB 93 Acoustic Design of Schools a design guide (ed. 2003).
FACILITIES: RM231/230 have no existing internal or external foul water drainage system. The Dry Services Riser adjacent RM230 does not contain any 'wet' services. The nearest internal foul water drainage system is located opposite RM231 within the D.D.A. accessible W.C. To utilise this drainage system several large holes would have to be cut into existing structural members, to allow new services to pass through. This has been stated by the Client as a briefing requirement as not acceptable and therefore provides limited scope for new services.
Reference: ARC602_2015_Task 1
Page 16 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
7.0 Feasibility Assessment. 7.9
CONCLUSION, RECOMMENDATION: Provision of a new external foul water drainage system with a high level ventilated soil stack connected into the nearest existing external foul water drainage system, could provide potential scope for a compliant foul water drainage system to serve the proposed D.D.A. W.C. and Shower facility. However several large holes would have to be cut into existing structural members, to allow new services to pass through. This has been stated by the Client as a briefing requirement as not acceptable and therefore provides limited scope for new services.
7.10
CONCLUSION, RECOMMENDATION: Access to an existing 'internal' foul water drainage system is extremely limited to RM231/230 and provides a considerable obstacle to the success of providing practical and functional drainage facilities to a proposed D.D.A. W.C. and Shower facility. The declined provision of drilling and or cutting of existing structure to provide access for new services, leaves very limited scope or capability to connect to an existing internal foul water drainage system. The extents of this feasibility report has not been able to conclude a practical, functional, compliant and economically efficient means of identifying a suitable method of providing such facilities. It is therefore concluded that considering these limitations, it is not feasible to provide a D.D.A. W.C. and Shower Facility to RM231/230. It is recommended that an alternative location within the 2 nd floor be reviewed for the adaptation of providing this facility.
7.11
CONCLUSION, RECOMMENDATION: It is recommended that a further feasibility study be undertaken reviewing the possibility of alterations to the existing D.D.A. accessible W.C. and separate Male W.C. opposite RM231, to combine a D.D.A. accessible W.C. and Shower facility. An existing foul water drainage system and other services currently serve this area of the building, and would therefore provide grater scope for a potential adaptation and the likely outcome of a successful proposal, when considering the practical, functional, legislative and economically efficient limitations.
Reference: ARC602_2015_Task 1
Page 17 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
8.0 Drawings. 0001-EX-001 Existing RM230 General Arrangement Plan. [A3]. 0001-EX-002 Existing RM231 General Arrangement Plan. [A3]. 0001-EX-003 Existing RM230 Ceiling Plan. [A3]. 0001-EX-004 Existing RM231 Ceiling Plan. [A3]. 0001-FE-001 RM231 Feasibility G.A. Plan. [A3]. 0001-FE-002 RM231 Feasibility Ceiling Plan. [A3].
Reference: ARC602_2015_Task 1
Page 18 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
9.0 Terms and Conditions of Engagement. 9.1
The Client hereby agrees to these Terms and Conditions of Engagement. Name and Address of Client and Agent if applicable: Telephone:
Email:
Address of Property to be surveyed: Client's Signature:
Agents Signature:
Date:
9.2
In all instances if the Client has a concern, query or a difficulty understanding or interpreting the type and extent of the services provided within this Condition Survey report, then please contact the Surveyor as soon as possible, whereby the surveyor will be happy to discuss your concern.
9.3
These Terms and Conditions of Engagement are to be read in conjunction with any covering letter or additional information provided.
9.4
The Surveyor is to receive a signed copy of these Terms and Conditions of Engagement as accepted acknowledgement on the Clients behalf, that the following conditions or limitations within which the Surveyor will operate, and undertake to the best of their reasonable abilities are agreed to and no additional services are to be expected.
9.5
This Condition Survey will provide an assessment of an element(s) condition, based on a visual inspection, where visible and accessible. This survey is purely limited to a record of notes, measurements, sketches and photographs taken of visible and accessible element(s) of the internal building, at the stated date and time of the survey. This information will be concluded within a report with further suggestions to the element(s) maintenance.
9.6
This survey does not involve any form of intrusive or investigative surveying methods. There will be no opening up, unscrewing, lifting, or other forms of accessing and surveying elements that are concealed or not easily visible or accessible.
9.7
There will be no working at height.
9.8
Areas that are not easily accessible, due to physical restrictions, Health and Safety risks, declined access, or restricted access, will not be surveyed. It is in the Clients best interest to provide access to all areas for the Surveyor's purposes.
9.9
Where access to Neighbouring or Third Party property is likely to be required, then this is to be brought to the attention of the Surveyor at the earliest possible opportunity. Further consultation and access arrangements will be required, this can affect the date, extent, time limit and fee of services to be provided.
Reference: ARC602_2015_Task 1
Page 19 of 20
Revision: First Issue
Author: Duncan Green
Project: RM230/231, S.S.U., Hampshire, SO14 0YN,
April 2015
9.0 Terms and Conditions of Engagement. 9.10
Additional services not covered within this Condition Survey, can be agreed with the Surveyor and an additional fee, method of payment and time scales can be arranged.
9.11
If payment is not received in full prior to the agreed date for providing services, then the Surveyor reserves the write to suspend any service until fees are paid in full.
9.12
This report is not exhaustive and indicates, elements that were visible at the time of survey. The findings of the report may suggest 'further investigation or other suggestions' indicating that an element would benefit from another type of inspection, service or action, which are not provided as part of this Condition Survey service.
9.13
This report is the Copy-write of the Surveyor and is hereby leased indefinitely to the Client only, until otherwise informed. The report and any content within may not be reproduced, copied, quoted or published in anyway what so ever, without the written permission of the Author. Any employed representative, or Third Party operating on the Clients behalf is not authorised to use this report without prior written agreement from the Surveyor.
9.14
This report will take precedence over any prior verbal communications or recommendations.
9.15
The Surveyor reserves the write to charge for disbursements where required, but will seek prior approval or notification with the Client.
9.16
Complaints are taken seriously and in the unfortunate circumstance that should the Client wish to make a complaint please contact the Company whereby a free copy of our Complaints Handling Procedure will be issued to the Client.
9.17
The Surveyor is to be given the full amount of time estimated to carry out their duties, any impediment, interruptions, or other forms of distractions, resulting in a loss of time to the Surveyor, will result in a reduced service provided by the Surveyor.
9.18
This report and any information forming part of, is protected under the 'Data Protection Act' and will only be accessible to authorised personnel.
9.19
Dangerous or offensive animals that pose a potential Health and Safety risk to the Surveyor are to be restrained in a safe place, away from any area in which the Surveyor needs to operate. The Surveyor may request that an animal be restrained whilst undertaking certain tasks.
9.20
The Client is to inform the Surveyor as to the reasons and uses for the purpose of the survey. This will enable the Surveyor to provide a more accurate service for the Client and potentially identify additional services that the Client may benefit from.
Reference: ARC602_2015_Task 1
Page 20 of 20
Revision: First Issue
Author: Duncan Green
April 2015
10.0 Appendix 'A'.
Reference: ARC602_2015_Task 1
Revision: First Issue
Author: Duncan Green
April 2015
11.0 Bibliography 'A'. Book: BSI, 2001. British Standard. Design of buildings and their approaches to meet the needs of disabled people – Code of practice. London: British Standards Institution. eBook: database: HM GOVERNMENT, 2013. The Building Regulations 2010. Structure. Approved document A. [online]. 2013 ed. Newcastle Upon Tyne: RIBA Bookshop. [viewed 6 th May 2015]. Available from: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/parta/documenta HM GOVERNMENT, 2013. The Building Regulations 2010. Fire safety – Volume 2 – Buildings other than dwellinghouses. Approved document B. [online]. 2013 ed. Newcastle Upon Tyne: RIBA Bookshop. [viewed 6 th May 2015]. Available from: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partb/bcapproveddocumentsb/bcap proveddocbvol2/ HM GOVERNMENT, 2015. The Building Regulations 2010. Resistance to the passage of sound. Approved document E. [online]. 2015 ed. Newcastle Upon Tyne: RIBA Bookshop. [viewed 6 th May 2015]. Available from: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/parte/approved HM GOVERNMENT, 2010. The Building Regulations 2010. Ventilation. Approved document F. [online]. 2010 ed. Newcastle Upon Tyne: RIBA Bookshop. [viewed 6 th May 2015]. Available from: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partf/approved HM GOVERNMENT, 2015. The Building Regulations 2010. Sanitation, hot water safety and water efficiency. Approved document G. [online]. 2015 ed. Newcastle Upon Tyne: RIBA Bookshop. [viewed 6 th May 2015]. Available from: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partg/approved HM GOVERNMENT, 2015. The Building Regulations 2010. Drainage and Waste Disposal. Approved document H. [online]. 2015 ed. Newcastle Upon Tyne: RIBA Bookshop. [viewed 6 th May 2015]. Available from: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/parth/approved HM GOVERNMENT, 2015. The Building Regulations 2010. Volume 2 - Access to and Use of Buildings other than dwellings. Approved document M. [online]. 2015 ed. Newcastle Upon Tyne: RIBA Bookshop. [viewed 6 th May 2015]. Available from: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partm/adm/admvol2 HM GOVERNMENT, 2013. The Building Regulations 2010. Electrical safety - dwellings. Approved document P. [online]. 2013 ed. Newcastle Upon Tyne: RIBA Bookshop. [viewed 6 th May 2015]. Available from: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partp/approved
Reference: ARC602_2015_Task 1
Revision: First Issue
HOPKINS, C. et. al. 2003. Building Bulletin 93. Acoustic design of schools a design guide. [online]. London: The Stationary Office. [viewed 6th May 2015]. Available from: http://webarchive.nationalarchives.gov.uk/20130401151715/https:/www.education.gov.uk/publications/eOrderin gDownload/BB93-Acoustic_Design.pdf RICS, 2004. RICS guidance note. Building Surveys of Residential Property. [online]. 2Nd ed. Coventry: RICS Business Services Limited. [viewed 20th April 2015]. Available from: http://www.isurv.com/site/scripts/download.aspx? type=downloads&fileID=162 Website: DESIGNING BUILDINGS WIKI, 3rd February 2015. Feasibility studies for construction projects. [online]. [viewed 30th April 2015]. Available from: http://www.designingbuildings.co.uk/wiki/Feasibility_studies_for_construction_projects IDEALSPEC, 2015. Bluebook. Doc M Shower Room Pack – Additional WC & Large Washbasin. [online]. [viewed 06th May 2015]. Available from: http://www.idealspec.co.uk/catalogue/bluebook/doc-m/doc-m-shower-rooms/doc-mshower-room-pack-additional-wc-and-large-washbasin_p1292.html