CONDITION SURVEY REPORT WITH LIFE CYCLE COSTS

R. Pickering Ltd. Registered Office: 1 Manor Court •Black Dike Lane •Upper Poppleton •York YO26 6QP • Company Number: 08254924

•Regulated by RICS •Telephone 07904604035 Email: [email protected]

R. Pickering Ltd. Chartered Building Surveyors

Design

Project Management

CONDITION SURVEY REPORT WITH LIFE CYCLE COSTS

For:

Keswick Leisure Pool Station Road

Keswick

Cumbria

CA12 4NE

PREPARED ON BEHALF OF:

Greenwich Leisure Limited (GLL)

Middlegate House

The Royal Arsenal

Woolwich

London

SE18 6SX

PREPARED BY:

R. Pickering Ltd. 1 Manor Court

Upper Poppleton

York

YO266QP

DATE: February 2018 REV. A (29.03.18)

R. Pickering Ltd. • 1 Manor Court• Upper Poppleton• York YO266QP

CONTENTS

1.00 EXECUTIVE SUMMARY .......................................................................................................... 1

2.00 SCOPE OF INSPECTION .......................................................................................................... 3

3.00 LIMITATIONS OF THE INSPECTION ......................................................................................... 4

3.01 THE SITE ................................................................................................................................ 5

3.02 FORMAT OF REPORT ............................................................................................................. 5

3.03 DESCRIPTION OF THE BUILDING ............................................................................................ 5

4.00 ROOF COVERINGS ................................................................................................................. 6

4.01 CHIMNEYS ............................................................................................................................. 6

4.02 RAINWATER GOODS .............................................................................................................. 7

4.03 EXTERNAL TIMBER WORK, FACIAS AND SOFFITS ................................................................... 7

4.04 EXTERNAL WALLS .................................................................................................................. 8

4.05 WINDOWS AND DOORS ........................................................................................................ 8

4.06 HARD STANDINGS/CAR PARKING AREAS (CURSORY INSPECTION ONLY) .............................. 9

4.07 BOUNDARY WALLS, FENCES AND SO FORTH (CURSORY INSPECTION ONLY) ....................... 10

4.08 CHANGING ROOMS (VILLAGE CHANGING FACILITY) ............................................................ 10

4.09 STAFF OFFICES, STAFF TOILETS, RECEPTION, THE GEOFF GILMORE SUITE, FIRST AID ROOM

AND MANAGERS OFFICE ................................................................................................................. 13

4.10 POOL AREA .......................................................................................................................... 14

4.11 INTERNAL WALLS AND PARTITIONS .................................................................................... 15

4.12 THE SWIMMING POOL AND SURROUNDING WALKWAYS (CURSORY INSPECTION ONLY) ... 15

4.13 MALE, FEMALE AND DISABLED TOILETS PROVIDED ADJACENT POOLSIDE AND KITCHEN .... 16

4.14 KITCHEN AND ASSOCIATED STORE ROOMS (GENERAL COMMENT ONLY) ........................... 16

4.15 GYMNASIUM ....................................................................................................................... 17

4.16 PLANT ROOMS .................................................................................................................... 17

4.17 SUBSTATION STRUCTURE (GENERAL COMMENTS ONLY) .................................................... 17

5.00 SUMMARY OF WORKS IDENTIFIED ...................................................................................... 19

5.01 RECOMMENDATIONS AND PRIORITES ........................................................................... 19-33


Keswick Leisure Pool, Keswick

Condition Survey Report

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R. Pickering Ltd. Tel: 07904604035 Email:[email protected]

EXECUTIVE SUMMARY

1.00 EXECUTIVE SUMMARY

a. The building inspected is a substantial community asset providing swimming and fitness

facility.

b. The structure is positioned on Station Road, Keswick, Cumbria. The building is surrounded by

predominantly residential properties and is positioned adjacent Fitz Park, a large garden park

area believed to be owned and managed by the local authority.

c. Keswick Leisure Pool comprises a relatively large swimming pool with typical associated

facilities including catering, changing areas and gymnasium. The building is steel frame

construction with dual pitched roof structures.

d. It is believed that the building was constructed in 1987 and was designed with a 25-year life

expectancy.

e. Allerdale Borough Council is the landlord for the subject building. Greenwich Leisure Ltd (GLL)

is the current tenant for the building. It is understood that the existing lease expires within six

years.

f. It is understood that GLL have incurred relatively significant expenditure for the general

upkeep and maintenance of the existing building, including wholesale replacement of the

atrium rooflight positioned above the swimming pool area.

g. Based on our inspection, we consider that the subject building is in poor condition, significantly

thermally inefficient and possibly beyond economical repair. For example, it is understood that

the pool tank and/or associated infrastructure is currently leaking water. This issue is believed

to cost around £5000 per year.

h. In addition, the existing roof coverings exhibit widespread issues resulting in rainwater ingress

within many areas of the building.

i. It is understood that the belowground drainage system frequently requires specialist

contractors to remove blockages. An inspection of the belowground drainage was not

completed as part of this inspection.

j. The windows surrounding the pool and gymnasium are deemed to be in very poor condition

and should be considered for replacement within the next six-month period. Furthermore,

given the rainwater ingress and deteriorated building fabric within the gymnasium, we suggest

and alternative location within the building should be chosen for this facility. Alternatively,

refurbishment of the existing area should be sanctioned.

k. In summary, the subject building was designed to comply with building regulations during the

late 1980s. Since this time, the requirement for thermal insulation within buildings has




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significantly changed. On this basis, and in view of the defects identified, it is believed that the

subject building is currently beyond the end of its useful life and should be considered for

replacement.




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CONDITON SURVEY REPORT – KESWICK LEISURE POOL, KESWICK

2.00 SCOPE OF INSPECTION

a. The building inspected is known as:

Keswick Leisure Pool

Station Road

Keswick

Cumbria

CA12 4NE

b. The inspection of the subject building was completed from ground level with the aide of

binoculars.

c. The purpose of the inspection was to establish condition of the building fabric with

consideration to the remaining six-year lease agreement and full repairing tenant obligations.

It does not aim to identify every single defect but merely provide a summary of the general

building fabric and anticipated costs for repair.

d. The inspection was carried out by R. Pickering BSc. (Hons) MRICS - Chartered Building Surveyor

for and on behalf of R. Pickering Ltd. on Monday 5th February 2018.

e. Weather at the time of inspection was overcast and cold.




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3.00 LIMITATIONS OF THE INSPECTION

a. The scope of the survey is specifically limited to the following elements and areas of the

building:

Externally

I. Roof coverings;

II. Chimneys/flues;

III. Rainwater goods including gutters, pipes and so forth;

IV. Timber work, facias and soffits;

V. External walls;

VI. Windows and doors;

VII. Hard standings and carparks (cursory only);

VIII. Boundary walls, fences and so forth;

Internally

IX. Roof voids;

X. Internal walls and partitions;

XI. Ceiling finishes;

XII. Doors, screens Etc;

XIII. Floor coverings/finishes;

XIV. Staircases;

XV. Internal decorations generally;

XVI. Sanitary ware;

b. During the inspection of the building, we checked all visible, exposed and accessible elements

of construction in order to assess the condition of the fabric. This Report specifically excludes

all covered, unexposed or inaccessible and buried elements of construction, such as flues,

foundations and below ground walling.

c. Our internal inspection of the building was limited to the areas available for inspection. The

inspection specifically excluded the swimming pool.

d. We have not arranged for any exposure works to be carried out to the superstructure or below

ground.

e. The Report submitted is for your use only and while it may be shown to other professional

advisors acting for you the contents are not to be disclosed to, nor made use of by any third

party without our prior written consent. Without such consent we are unable to accept

responsibility to any third party.




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f. This Report should be construed as a comment on the condition of the elements inspected and

the quality of construction and not an inventory of every single defect, some of which would

not significantly affect the enjoyment of the property.

3.01 THE SITE

a. The subject building is positioned in Keswick, Cumbria and is predominantly situated within a

residential area.

b. We have not consulted any geological or ordnance survey maps and have been unable to

establish any details as to previous use of the site. We are unable to comment within the terms

of this report, which is restricted in its scope, as to whether there are any hidden problems

with the ground upon which the building is built.

3.02 FORMAT OF REPORT

a. This Report will comment on the condition of the building fabric on an elemental basis. Each

section will describe the subject element, report on condition and provide recommendation

for repairs and/or replacement together with a projected life expectancy.

3.03 DESCRIPTION OF THE BUILDING

a. The building inspected is a substantial structure constructed over 2 storeys in-part. The subject

building comprises a steel frame structure supporting dual pitched roof structures. The

building provides community swimming pool and associated fitness facility. A dedicated car

parking area is positioned to the north of the building.

b. The principal/front entrance of the building faces approximately south.

c. It is understood that the subject building was constructed in 1987. At time of construction, the

design life expectancy was 25 years. The Tenant, GLL have a full repairing lease agreement

which is scheduled to expire in 6 years, circa 2024.

d. A copy of the indicative floor plan is appended to the rear of this Report for information

purposes.




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COMMENT ON CONSTITUENT ELEMENTS

EXTERNALLY

4.00 ROOF COVERINGS

Description

a. Roof coverings to the main body of the property comprise pre-finished profiled metal sheet

laid over dual pitched roof structures. It is unknown if the roof covering incorporates thermal

insulation. The roof structure positioned over the swimming pool, gymnasium and kitchen are

formed in a pyramid structure incorporating projecting lantern roof lights at high-level, refer

to figures 2, 6 and 8. The roof coverings incorporate a concealed gutter detail above eaves

level which appears to be lined with prefinished metal sheet.

b. A glazed roof light detail is provided above the gymnasium. The rooflight appears to comprise

prefinished aluminium frame with double glazed units.

Condition

c. It is understood that the glazed lantern detail position over the swimming pool was stripped

and replaced approximately two years ago.

d. Based on the areas inspected, we believe that the existing metal sheet roof covering is deemed

to be in fair condition, commensurate with the age of the building. Typically, profiled metal

sheet has a Life expectancy in the region of 40-50 years. However, it is apparent that the

mechanical fixings used to secure the metal sheet exhibit evidence of surface corrosion which

can lead to failure and rainwater ingress.

e. The rooflight structure positioned above the gymnasium is deemed to be in very poor

condition, allowing rainwater ingress during periods of rainfall.

Recommendations

f. Given the remaining six-year tenancy agreement, wholesale stripping of roof coverings is

considered financially unviable. However, it may be worthwhile setting aside an appropriate

budget to include for typical backlog maintenance, possibly including replacement of corroding

metal fixings, checking and repairing abutment flashings and general details.

g. It is recommended that the rooflights positioned above the gymnasium are replaced within

the forthcoming 12 months period.

4.01 CHIMNEYS

Description

a. There are no chimneys provided to the building.




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b. The flues serving the boilers will be included within the Mechanical and Electrical Consultants

Inspection Report – appended to the rear of this Report, refer to Appendix B.

4.02 RAINWATER GOODS

Description

a. Rainwater goods to the main body of the property typically comprise concealed gutters

positioned above eaves level. Based on our inspection from ground level, it appears that the

gutters comprise prefinished metal sheet linings. Eaves level guttering is provided around the

plant room and gymnasium structures.

b. All gutters are served by circular metal rainwater pipes which discharge at ground level into a

variety of open and concealed rainwater gullies.

Condition

c. Based on the areas inspected, it appears that the rainwater goods are in very poor state of

repair creating significant problems internally as a result of rainwater ingress.

d. It was noted that rainwater ingress is particularly prevalent at the junction between valley

gutters and eaves level gutters.

e. We noted significant amounts of vegetation within the rainwater goods. Having spoken with a

GLL site representative, it is understood that access to clean the gutters is very restricted and

difficult.

Recommendation

f. Based on the extent of damage created by rainwater ingress via gutter linings, it is strongly

recommended that a package of work is implemented to replace or repair gutter lining details.

In addition to this, it may also be worthwhile considering re-detailing some of the gutter

junctions to improve rainwater discharge. It was noted generally that the valley gutters appear

to be very narrow which may be assisting with the build-up of vegetation, refer to Figs. 3 and

10.

4.03 EXTERNAL TIMBER WORK, FACIAS AND SOFFITS

Description

a. Prefinished profiled metal soffit and fascia is provided at eaves level around the perimeter of

the building.

Condition

b. The condition of the profiled metal sheet soffit and fascia is deemed to be fair, commensurate

with the age of the building. It is noted that localised deterioration of the decorative coating

has occurred.




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Recommendation

c. You may wish to consider decoration of the facias and soffits for cosmetic purposes only.

4.04 EXTERNAL WALLS

Description

a. External walls appear to comprise cavity wall construction formed with concrete blockwork. A

pebble dash coating with decorative finish is applied externally.

b. Window openings are provided with projecting precast concrete cills.

Condition

c. Typically, external walls appear to be in fair condition, acting as intended. However, localised

sections of the wall have been affected by moisture damage resulting in spoiling of finishes,

refer to Fig. 5.

d. Localised sections of the projecting window cills are spalling, requiring attention.

Recommendation

e. As previously noted, it is recommended that the rainwater goods serving the building are

repaired. Following completion of this work, you may wish to undertake cosmetic

enhancements such as redecoration of external render.

f. It is recommended that a package of work is sanctioned to include for repairs to spalling

sections of projecting window cill, refer to Fig. 7.

4.05 WINDOWS AND DOORS

Description

a. Painted timber double glazed windows are provided around the perimeter of the building. The

windows are finished with a decorative coating.

b. A painted metal horizontal sliding door is provided to the kitchen store access.

c. 2 No. sets of double doors providing access into the main reception area to the front of the

building. The doors comprise pre-finished aluminium frames with double glazed unit infill.

d. Painted timber louvred doors are provided to the plant room, fitted in painted timber frames.

e. 2 sets of fire exit doors are provided within the north east corner of the swimming pool area. The

doors comprise prefinished aluminium frames with double glazed units.

Condition

f. The majority of windows are deemed to be in poor condition exhibiting timber decay. In addition,

the majority of double glazed units have failed, requiring replacement.




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g. The sliding metal access door provided to the kitchen store is deemed to be in fair condition,

acting as intended.

h. The principal entrance doors provided to reception are deemed to be in fair condition, acting as

intended.

i. The louvred doors provided to the plant rooms are deemed to be in poor condition, requiring

attention to decayed sections and missing louvre details. Some of the doors are deemed to be

structurally unstable, presenting a security concern.

Recommendations

j. It is recommended that a package of works is sanctioned to allow for replacement of the windows

surrounding the gymnasium and swimming pool area. Alternatively, it may be worthwhile

obtaining a quotation for the replacement of the failed double-glazed units surrounding the pool,

together with wholesale redecoration of the timber frames. (Note: the window surrounding the

gymnasium are in very poor condition requiring replacement regardless). An alternative option

may be to provide corporate branded privacy film to the failed double-glazed units, improving

the appearance of the building.

k. It is recommended that the louvred doors serving the plant rooms are appropriately repaired

and/or replaced, as deemed necessary.

4.06 HARD STANDINGS/CAR PARKING AREAS (CURSORY INSPECTION ONLY)

Description

a. A pedestrian access footpath is provided around the perimeter of the building. Typically, the

footpath measures approximately 1.1 m wide and comprises precast concrete paving.

b. A car parking area is provided to the north of the building comprising bitumen macadam surface

with elastomeric line markings. Soft planted borders are provided at intervals around the car

park.

c. A pedestrian footpath provides access from Station Road to the main entrance of the building.

The footpath comprises bitumen macadam surface with pin kerb perimeter.

d. A timber structure provides enclosure to the substation positioned to the rear of the boiler room.

e. Numerous relatively mature trees are positioned along the south west boundary.

Condition

f. We noted that sections of the paved concrete path are uneven and may present a trip hazard.

g. The pedestrian access path to the front of the building is deemed to be in fair condition, acting

as intended.

h. Giving the remaining period of the lease agreement, the existing car parking facility is deemed to

be in fair condition, acting as intended. The condition of the bitumen macadam surface is deemed




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to be fair and we see no requirement for significant upgrades within the forthcoming six-year

period.

i. The timber structure providing enclosure to the substation to the rear of the boiler room is

deemed to be in poor condition, requiring attention.

j. A timber pedestrian access gate is positioned to the south-west corner of the swimming pool

structure.

Recommendations

k. It is recommended that the timber enclosure surrounding the electrical substation is replaced

within the forthcoming 12-month period.

l. It is recommended that the timber gate positioned to the south-west corner of the swimming

pool structure is repaired and redecorated.

m. You may wish to lift and re-set sections of uneven paving around the perimeter of the building.

n. It is recommended that an arboriculturist is appointed to inspect the trees positioned around the

building, reporting the general condition of the trees and any requirement to undertake tree

surgery works.

4.07 BOUNDARY WALLS, FENCES AND SO FORTH (CURSORY INSPECTION ONLY)

Description

a. The boundary of the site is relatively clearly defined with access roads, fences and walls.

b. A timber post and wire mesh fence is provided along the west boundary.

c. A timber fence and pedestrian gate is provided around the bin store to the rear of the building.

Condition

d. Timber fencing and pedestrian gate positioned around the bin store is deemed to be in poor

condition, requiring attention.

e. Given the remaining six-year lease period, we do not anticipate significant expenditure on

boundaries and so forth. However, it will be worthwhile setting aside a budget to deal with

possible reactive maintenance issues such as accidental damage Etc.

Recommendations

f. It is recommended that the timber fencing and pedestrian gate positioned around the bin store

is repaired and/or replaced within the forthcoming 12-month period.

INTERNALLY

4.08 CHANGING ROOMS (VILLAGE CHANGING FACILITY)




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CEILING

Description

a. Suspended ceiling grid with recessed tiles.

Condition

b. Fair condition, soiled and dated.

Recommendation

c. For cosmetic reasons, consider replacement of ceiling.

WALL FINISHES

Description

d. Typically, walls are of cloud with hygienic wall cladding system, floor to ceiling.

e. Communal shower area provided with ceramic wall tiles, floor to ceiling.

Condition

f. Fair condition, acting as intended. Localised soiling and dated.

Recommendation

g. Consider replacement for cosmetic reasons.

FLOOR FINISHES

Description

h. Sheet vinyl with water welded joints. A coved formed skirting is provided around the perimeter.

Condition

i. The existing floor covering is deemed to be in poor condition with evidence of widespread

deterioration. The perimeter upstand is damaged in many areas.

Recommendation

j. Consider wholesale stripping and replacement in conjunction with changing area refurbishment

project.

CUBICLES AND LOCKERS

Description

k. The cubicles and lockers appear to comprise solid grade laminate with decorative finish.




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Condition

l. The cubicles lockers appear to be in fair condition, typically acting as intended with localised

evidence of wear and tear.

Recommendation

m. Include replacement of cubicles and lockers in conjunction with changing area refurbishment

project.

INTERNAL WALLS AND PARTITIONS

Description

n. Masonry partitions are provided with the changing area, forming the enclosure to the male and

female toilets, staff room and disabled toilet.

Condition

o. Internal partitions appear to be structurally stable, acting as intended.

Recommendation

p. Cosmetic repairs, as noted above to surface finishes, in conjunction with changing room

refurbishment project.

SANITARY WARE

Description

q. Sanitary ware is provided within the male, female and disabled toilet. Communal showers

provided adjacent the poolside entrance.

r. Recessed ceramic wash hand basins on vanity units are provided within the male and female

toilets.

s. Ceramic WC is with IPS panels are provided within solid grade laminate cubicles within the male

and female WCs. Ceramic wall mounted urinals are provided within the male WCs.

t. 7 No. projecting shower heads are provided within the communal shower area, fitted with push-

button operating devices. A single shower is provided within the disabled WC.

Condition

u. Typically, sanitary ware appears to be in fair condition, acting as intended. It was noted that the

installations appear rather dated and benefit from replacement.

Recommendation




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v. It is recommended that the sanitary ware is considered for replacement in conjunction with the

changing area refurbishment package of work.

DOORS AND FRAMES

Description

w. Painted solid core timber doors fitted within timber linings are provided to the disabled shower

room, storeroom and male and female toilets.

x. Timber veneered partially glazed double doors are provided to the entrance and exit points of

the changing rooms.

Condition

y. The painted timber solid core doors are deemed to be in fair condition although soiled and poor

fitting.

z. The doors are provided to the entrance and exit of the changing areas are deemed to be in fair

condition, acting as intended.

Recommendation

aa. It is recommended that the doors and frames are considered for replacement in conjunction with

changing area refurbishment project.

4.09 STAFF OFFICES, STAFF TOILETS, RECEPTION, THE GEOFF GILMORE SUITE, FIRST AID ROOM

AND MANAGERS OFFICE

CEILINGS

Description

a. Suspended ceilings with metal grid provided within the offices, first aid room and manager’s

office.

b. The reception area is provided with an open ceiling incorporating pre-finished profiled metal

sheet. In addition, painted timber tongued and grooved boarding is positioned above the

reception desk and ice cream machine. A section of suspended ceiling tiles is positioned above

the vending machines.

Condition

c. The suspended ceilings are deemed to be in fair condition, soiled but acting as intended.

Recommendation

d. Ideally, the suspended ceilings should be considered for replacement to improve the general

internal environment.

INTERNAL WALLS AND PARTITIONS




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Description

e. Internal walls throughout the areas typically comprise masonry with plaster and decorative finish.

Condition

f. Generally, internal walls and politicians appear to be in fair condition, acting as intended. The

decorative finish to the walls is aged and soiled.

g. We noted localised areas of low-level moisture which is indicative of rising damp.

Recommendation

h. You may wish to consider wholesale redecoration of the internal walls. Whilst completing this

work, there will be a requirement to undertake localised damp remedially works.

FLOOR FINISHES

Description

i. Sheet vinyl is provided throughout the areas.

Condition

j. Typically, the sheet vinyl is in fair condition but soiled.

Recommendation

k. Ideally, the sheet vinyl should be considered for replacement within the forthcoming 6-year

period.

INTERNAL DOORS AND FRAMES

Description

l. Typically, doors comprise painted and veneer faced solid core doors fitted within timber linings.

Condition

m. Doors are deemed to be in fair condition. Evidence of typical wear and tear expected from a

building of this type and usage.

Recommendation

n. You may wish to replace the majority of internal doors in conjunction with any proposed

refurbishment projects.

o. Refer to the building Fire Risk Assessment regarding fire precautions issues/measures required.

4.10 POOL AREA




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CEILINGS

Description

a. The area is provided with an exposed metal building frame therefore ceilings are not provided.

b. A pre-finished profiled ventilated metal soffit and fascia is provided around the perimeter of the

pool area above external walls and window openings.

Condition

c. The soffit and fascia provided around the perimeter of the pool area is deemed to be in poor

condition. We noted significant condensation on the underside of the soffit which is indicative of

lack of appropriate thermal insulation.

Recommendation

d. It is strongly recommended that the perimeter fascia and soffit surrounding the pool area is

modified to prevent the build-up of condensation. It is anticipated that this work will require

partial removal of the fascia/soffit to allow the introduction of thermal installation.

4.11 INTERNAL WALLS AND PARTITIONS

a. Not applicable.

4.12 THE SWIMMING POOL AND SURROUNDING WALKWAYS (CURSORY INSPECTION ONLY)

Description

a. The pool slide and associated equipment was specifically excluded from our inspection.

b. The swimming pool measures approximately 16×10 m and varies in depth. In addition to the pool,

a walkway is provided around the perimeter and raised features including vegetation/planters

provided at intervals.

c. A projecting viewing gallery/platform is provided approve the deep end of the pool. The structure

comprises metal frame with spiral staircase access.

Condition

d. Following conversations with GLL representatives, it is understood that a long-standing issue with

leakage from the pool is being encountered it is understood that this issue is estimated to cost in

the region of £5000 per year.

e. General of the condition of ceramic tiling to the pool and surrounding areas is deemed fair,

commensurate with the age of the building. We noted sections of partially de-bonded tiles that

require resetting and/or replacing.

f. The metal guard rail surrounding the pool, in-part exhibits localised evidence of corrosion.




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g. The column supporting the viewing gallery feature exhibits evidence of corrosion below the

waterline. Without detailed exposure works, it is impossible to determine the full extent of this

problem.

h. During our inspection, we were made aware of a horizontal fracture which extends around the

perimeter of the pool, above water level. The fracture is evident within tile joints. It is understood

that this defect is currently being monitored.

Recommendations

i. It is strongly recommended that they suggested leakage of the pool is further investigated fully

establish the cause before implementing remedially action.

j. Given the remaining six-year lease period, it is recommended that localised tile repairs are

completed to damaged sections.

k. It is strongly recommended that further investigation is completed to the corrosion positioned

on the viewing gallery column base.

l. It is recommended that consideration is given to modifying the fascia and soffit detail surrounding

the pool area to reduce the possibility of condensation occurring.

4.13 MALE, FEMALE AND DISABLED TOILETS PROVIDED ADJACENT POOLSIDE AND KITCHEN

Description

m. The above areas are provided with conventional ceramic WCs, wash hand basins, urinals and so

forth.

Condition

n. Generally, the sanitary ware and finishes appear to be acting as intended. However, the areas

would benefit from wholesale refurbishment within the forthcoming six-year period.

Recommendation

o. You may wish to consider refurbishment of the male, female and disabled toilets.

4.14 KITCHEN AND ASSOCIATED STORE ROOMS (GENERAL COMMENT ONLY)

Description

a. It is understood that the existing kitchen is used on an occasional basis only.

b. Our inspection excluded catering equipment.

Condition

c. Generally, the kitchen and associated areas are deemed to be in fair/poor condition. Finishes

throughout are aged and soiled and should be considered for refurbishment.

Recommendation




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d. Depending on your intentions for the kitchen area, you may wish to consider refurbishment or

conversion for other use.

4.15 GYMNASIUM

Description

a. The gymnasium is positioned within a partially glazed enclosure typically comprising painted

timber double glazed units. The pitched roof positioned above the gymnasium incorporates a

rooflight which has previously been noted in this report to be defective.

b. A suspended ceiling grid with air-conditioning units is positioned above the gymnasium area

approximately 3.2 m above finished floor level. It is understood that this detail has been provided

to reduce heat loss and conceal the defective roof above.

Condition

c. Issues regarding rainwater ingress within the gymnasium have previously noted within this

report. Before completing any enhancement work within this area, it will be necessary to ensure

the building envelope is watertight.

d. Generally, internal finishes are deemed to be in fair/poor condition and should be considered for

refurbishment.

Recommendation

e. It is recommended that the subject area is made watertight before completing an internal


4.16 PLANT ROOMS

a. Excluded from inspection for time being.

4.17 SUBSTATION STRUCTURE (GENERAL COMMENTS ONLY)

Description

a. The subject structure is positioned to the north of the carpark and comprises external masonry

wall supporting a dual pitched roof with Westmorland slate covering. It is understood that the

buildings electrical substation is positioned within this structure together with a storage facility.

Condition

b. The subject building appears to be in fair condition, suitable for its intended use. However, the

roof coverings have been damaged, resulting in numerous missing slates. In addition, the timber

doors to the building are in poor condition, requiring repair and redecoration.

Recommendation

c. It is recommended that the vegetation growth on the building is carefully removed before

necessary roof repairs are completed.




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d. It is recommended that the timber doors are repaired and redecorated.




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5.00 SUMMARY OF WORKS IDENTIFIED

a. The following Schedule summarises the findings of the inspection and categorises the urgency

of repairs/actions and suggested timescale.

5.01 RECOMMENDATIONS AND PRIORITES

b. The priorities given in the following tables are classified as follows:

Priority of Works:

CATEGORY 1 -

UNAVOIDABLE:

Potential health and safety risk

Deferral would impede operational effectiveness.

Work required to maintain wind and weathertight

condition.

CATEGORY 2 -

ESSENTIAL:

Within 3 – 6 months: deferral would risk further

deterioration and increase cost of repairs.

CATEGORY 3 - URGENT: Within 1 year: to preserve function and performance.

CATEGORY 4 -

DESIRABLE:

Non-essential but should be completed within

recommended timescale.




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ITEM ELEMENT/LOCATION/

DESCRIPTION

SUMMARY OF

CONDITION

DEFECT SOLUTION PRIORITY YEAR. YEAR YEAR YEAR YEAR YEAR

Keswick Leisure Pool, Keswick 2018 2019 2020 2021 2022 2023

5.0 EXTERNAL BUILDING

ELEMENTS

5.1 Roof Coverings

5.1.1

5.1.2

Pre-finished profile metal

sheet covering with

associated trims, flashing

Etc

Several roof lights are

provided with the roof

detail.

Poor condition.

Evidence of localised

rain water ingress

particularly adjacent

gutter and valley

details.

It is understood that

the roof light

positioned above the

swimming pool has

recently been

replaced.

The roof light


gymnasium is in poor

condition. It appears

that the subject detail

is allowing rain water

ingress.

Ideally, the existing roof

details should be

throughout refurbished

or replaced to prevent

rain water ingress.

It is recommended that

the rooflights positioned

above the gymnasium are

replaced within the

forthcoming 12 months

period – cost includes for

over clad.

1

1

£10,000

£8,000

5.2 Chimney Stacks

5.2.1

There are no chimneys

provided to the building.

The flues serving the

boilers will be

included within the

Mechanical and

Electrical Consultants

Inspection Report –

appended to the rear

of this Report.




21



DESCRIPTION

SUMMARY OF

CONDITION



5.3 Rain Water Goods

5.3.1

Rainwater goods to the

main body of the

property typically

comprise concealed

gutter is positioned

above eaves level. Based

on our inspection from

ground level, it appears

that the gutters comprise

prefinished metal sheet

linings. Eaves level

guttering is provided

around the Plant Room

and gymnasium

structures.

Based on the areas

inspected, it appears

that the rainwater

goods are in very poor

state of repair

creating significant

problems internally as

a result of rainwater

ingress.

It was noted that

Rainwater ingress is

particularly prevalent

at the junction

between valley

gutters and eaves

level gutters.

Based on the extent of

damage created by

rainwater ingress via

gutter linings, it is

strongly recommended

that a package of work is

implemented to replace

of repair gutter lining

details. In addition to this,

it may also be worthwhile

considering re-detailing

some of the gutter

junctions to improve

rainwater discharge. It

was noted generally that

the valley gutters appear

to be very narrow which

May be assisting with the

build-up of vegetation.

1 £6,000 £5,000 £5,000 £5,000

5.4 External Timber Work,

Facias and Soffits

5.4.1

Prefinished profiled

metal soffits and fascia is

provided at eaves level

around the perimeter of

the building.

The condition of the

profiled metal sheet

soffit and fascia is

deemed to be fair,

commensurate with

the age of the

building. It is noted

that localised

deterioration of the

decorative coating has

occurred.

You may wish to consider

decoration of the facias

and soffits for cosmetic

purposes only.

4 £20,000




22



DESCRIPTION

SUMMARY OF

CONDITION



5.5 External Walls

5.5.1

5.5.2

External walls appear to

comprise cavity wall

construction formed with

concrete block work. A

pebble – coating with

decorative finish is

applied externally.

Window openings are

provided with projecting

precast cills.

Typically, external

walls appear to be in

fair condition, acting

as intended. However,

localised sections of

the wall have been

affected by moisture

damage resulting in

spoiling of finishes.

Localised sections of

the projecting window

cills are spalling,

requiring attention.

As previously noted, it is

recommended that the

rainwater goods serving

the building are repaired.

Following completion of

this work, you may wish

to undertake cosmetic

enhancements such as

redecoration of external

render.

It is recommended that a

package of work is

sanctioned to include for

repairs to spalling

sections of projecting

window cills.

4

2

£6,000

£6,000

5.6 Windows and Doors

5.6.1

Painted timber double

glazed windows are

provided around the

perimeter of the building.

The windows are finished

with a decorative coating.

The majority of

windows are deemed

to be in poor condition

exhibiting timber

decay. In addition, the

majority of double

glazed units have

failed, requiring

replacement.

It is recommended that a

package of works is

sanctioned to allow for

refurbishment of the

windows surrounding the

gymnasium and

swimming pool area.

Alternatively, it may be

worthwhile obtaining a

quotation for the

replacement of the failed

DG units surrounding the

pool, together with

wholesale redecoration

of the timber frames.

(note: the windows

surrounding the

gymnasium are in very

1

£10,000

£15,000




23



DESCRIPTION

SUMMARY OF

CONDITION



5.6.2

5.6.3

5.6.4

A painted metal

horizontal sliding door is

provided to the kitchen

store access.

2 No. sets of double doors

provide access into the

main reception area to

the front of the building.

The doors comprise pre-

finished aluminium

frames with double

glazed unit infill.

Painted timber louvred

doors are provided to the

plant rooms, fitted within

painted timber frames.

The sliding metal

access door provided

to the kitchen store is

deemed to be in fair

condition, acting as

intended.

The principal entrance

doors provided to

reception are deemed

to be in fair condition,

acting as intended.

The louvre doors

provided to the plant

rooms are deemed to

be in poor condition,

requiring attention to

decayed sections and

missing louvre details.

Some of the doors are

deemed to be

structurally unstable,

presenting a security

concern.

poor condition requiring

replacement regardless.).

As an alternative you may

consider installation of

corporate branded

privacy film to the failed

double-glazed units,

improving the

appearance of the

building.


the louvre doors serving

the plant rooms are

appropriately repaired

and/or replaced, as

deemed necessary.

1

£5,000




24



DESCRIPTION

SUMMARY OF

CONDITION



5.7 Hard Standings/Car

Parking Areas

5.7.1

5.7.2

5.7.3

A pedestrian access

footpath is provided


the building. Typically,

the footpath measures

approximately 1.1 m

wide and comprises

precast concrete paving.

A car parking area is

provided to the north of

the building comprising

bitumen macadam

surface with elastomeric

line markings. Soft

planted borders are

provided at intervals

around the car park.

A pedestrian footpath

provides access from

Station Road to the main

entrance of the building.

The footpath comprises

bitumen macadam

surface with pin kerb

perimeter.

We noted that

sections of the paved

concrete path are

uneven and may

present a trip hazard.

Given the remaining

period of the lease

agreement, the

existing car parking

facility is deemed to

be in fair condition,

acting as intended.

The condition of the

bitumen macadam

surface is deemed to

be fair and we see no

requirement for

upgrades or repairs

within the

forthcoming six-year

period.

Lift and re-set sections of

uneven paving around

the perimeter of the

building.

1

£4,000




25



DESCRIPTION

SUMMARY OF

CONDITION



5.7.4

5.7.5

A timber structure

provides enclosure to the

substation positioned to

the rear of the boiler

room.

Numerous relatively

mature trees are

positioned along the

south west boundary.

The timber structure is

deemed to be in poor

condition, requiring

attention.


the timber enclosure is

replaced within the

forthcoming 12-month

period.


an arboriculturist is

appointed to inspect the

trees positioned around

the building, reporting

the general condition of

the trees and any

requirement to

undertake tree surgery

works.

2

1

£4,000

£1,200

5.8 Boundary Walls, Fences s

5.8.1

5.8.2

The boundary of the site

is relatively clearly

defined with access

roads, fences and walls.

A timber post and wire

mesh fence is provided

along the west boundary.

A timber fence and

pedestrian gate is

provided around the bin

store to the rear of the

building.

Given the remaining

six-year lease period,

we do not anticipate

significant

expenditure on

boundaries and so

forth. However, it will

be worthwhile setting

aside a budget to deal

with possible reactive

maintenance issues

such as accidental

damage Etc.

Timber fencing and

pedestrian gates

positioned around the

bin store is deemed to

be in poor condition,

requiring attention.


the timber fencing and

pedestrian gate

positioned around the bin

store is repaired and/or

replaced within the

1/2

To be

reassessed at

later date




26



DESCRIPTION

SUMMARY OF

CONDITION



forthcoming 12-month

period.

INTERNAL AREAS

5.9 Changing Rooms (Village Changing Facility)

5.9.1

5.9.2

5.9.3

5.9.4

CEILING

Suspended ceiling grid

with recessed tiles.

WALL FINISHES

Typically, walls are over-

clad with hygienic wall

cladding system, floor to

ceiling.

Communal shower area

provided with ceramic

wall tiles, floor to ceiling.

FLOOR FINISHES

Sheet vinyl with hot

welded joints. A coved

formed skirting is

provided around the

perimeter.

CUBICLES AND LOCKERS

The cubicles and lockers

appear to comprise solid

grid laminate with

decorative finish.

Fair condition, soiled

and dated.

Fair condition, acting

as intended. Localised

soiling and dated.

The existing floor

covering is deemed to

be in poor condition

with evidence of

widespread

deterioration. The

perimeter upstand is

damaged in many

areas.

The cubicles lockers

appear to be in fair

condition, typically

acting as intended

For cosmetic reasons,

consider replacement of

ceiling – cost for tiles only

Consider replacement for

cosmetic reasons.

Consider wholesale

stripping and

replacement in

conjunction with

changing area


Include replacement of

cubicles and lockers in

conjunction with

4

4

1

4

£2,000

To be

reassessed

at later date

To be

reassessed

at later date

To be

reassessed

at later date




27



DESCRIPTION

SUMMARY OF

CONDITION



5.9.5

5.9.6

INTERNAL WALLS AND

PARTITIONS

Masonry partitions are

provided with the

changing area, forming

the enclosure to the male

and female toilets, staff

room and disabled toilet.

SANITARY WARE

Sanitary ware is provided

within the male, female

and disabled toilet.

communal showers

provided adjacent the

poolside entrance.

Recessed ceramic wash

hand basin is on vanity

units are provided within

the male and female

toilets.

Ceramic WCs with IPS

panels are provided

within solid grade

laminate cubicles within

the male and female

WCs. Ceramic wall

mounted urinals are

provided within the male

WC.

7 No. projecting shower

heads are provided

within the communal

shower area, fitted with

with localised

evidence of wear and

tear.

Internal partitions

appear to be

structurally stable,

acting as intended.

Typically, sanitary

ware appears to be in

fair condition, acting

as intended. It was

noted that the

installations appear

rather dated and

benefit from

replacement.

changing area


Cosmetic repairs to

surface finishes, in

conjunction with

changing room



the sanitary ware is

considered for

replacement in

conjunction with the

changing area

refurbishment package of

work.

4

3/4

£2,000

(for

investigation

of foul smell

only)

£1,000




28



DESCRIPTION

SUMMARY OF

CONDITION



5.6.7

5.6.8

5.6.9

pushbutton operating

devices. A single shower

is provided within the

disabled WC.

DOORS AND FRAMES

Painted solid core timber

doors fitted within timber

linings are provided to

the disabled shower

room, storeroom and

male and female toilets.

Timber veneered partially

glazed double doors are

provided to the entrance

and exit points of the

changing rooms.

The painted timber

solid core doors are


condition although

soiled and poor fitting.

The doors are

provided to the

entrance and exit of

the changing areas are



intended.


the doors and frames are

considered for

replacement in

conjunction with

changing area


4

To be

reassessed

at later date

5.10 Staff Offices, Staff Toilets, Reception, The Geoff Gilmore Suite, First Aid Room

and Managers Office

5.10.1

CEILINGS

Suspended ceilings with

metal grid is provided

within the offices, first aid

room and managers

office.

The reception is provided

with an open ceiling

The suspended

ceilings are deemed to

be in fair condition,

soiled but acting as

intended.

Ideally, the suspended

ceilings should be

considered for

replacement to improve

the general internal

environment.

4

To be

reassessed

at later date




29



DESCRIPTION

SUMMARY OF

CONDITION



5.10.2

5.10.3

5.10.4

incorporating pre-

finished profiled metal

sheet. In addition,

painted timber tongued

and grooved boarding is


reception desk and ice

cream machine. Sections

of suspended ceiling with

tiles is positioned above

the vending machines.

INTERNAL WALLS AND

PARTITIONS

Internal walls throughout

the areas typically

comprise masonry with

plaster and decorative

finish.

FLOOR FINISHES

Sheet vinyl is provided

throughout the areas.

INTERNAL DOORS AND

FRAMES

Typically, doors comprise

painted or veneer faced

Generally, internal

walls and partitions

appear to be in fair


intended. The

decorative finish to

the walls is aged and

soiled.

We noted localised

areas of low-level

moisture which is

indicative of rising

damp.

Typically, the sheet

vinyl is in fair

condition but soiled.

Doors are deemed to

be in fair condition.

Evidence of typical


wholesale redecoration

of the internal walls.

Whilst completing this

work, there will be a

requirement to

undertake localised damp

remedially works.

Ideally, the sheet vinyl

should be considered for

replacement within the

forthcoming 6-year

period.

You may wish to replace

the majority of internal

doors in conjunction with

3/4

4

4

£1,000

To be

reassessed

at later date

To be

reassessed

at later date




30



DESCRIPTION

SUMMARY OF

CONDITION



solid core doors fitted

within timber linings.

wear and tear

expected from a

building of this type

and usage.

any proposed

refurbishment projects.

Refer to the building Fire

Risk Assessment

regarding fire precautions

issues/measures

required.

1

NA

5.11 Pool Area

5.11.1 CEILINGS

The area is provided with

an exposed metal

building frame therefore

ceilings are not provided.

A pre-finished profiled

ventilated metal soffit

and fascia is provided


the pool area above

external walls and

window openings.

The soffit and fascia

provided around the

perimeter of the pool

area is deemed to be

in poor condition. We

noted significant

condensation on the

underside of the soffit

which is indicative of

lack of appropriate

thermal insulation.

It is strongly


perimeter fascia and

soffit surrounding the

pool area is modified to

prevent the build-up of

condensation. It is

anticipated that this work

will require partial

removal of the

fascia/soffit to allow the

introduction of thermal

installation.

1/2

£25,000

5.12 The Swimming Pool and Surrounding Walkways

5.12.1

The pool slide and

associated equipment

was specifically excluded

from our inspection.

The swimming pool

measures approximately

16×10 m and varies in

depth. In addition to the

pool, walkway is provided

around the perimeter

It is understood that a

long-standing issue

with leakage from the

pool is being

encountered it is

understood that this

issue is estimated to

cost in the region of

£5000 per year.

It is strongly


suggested leakage of the

pool is further

investigated fully

establish the cause

before implementing

remedially action. Cost is

provisional for

investigation and repairs.

1

£40,000

(subject to

further

investigation)




31



DESCRIPTION

SUMMARY OF

CONDITION



5.12.2

and raised features

including

vegetation/planters

provided at intervals.

A projecting viewing

gallery/platform is

provided above the deep

end of the pool. The

structure comprises

metal frame with spiral

staircase access.

The condition of

ceramic tiling to the

pool and surrounding

areas is deemed fair,

commensurate with

the age of the

building. We noted

sections of partially

de-bonded tiles that

require resetting

and/or replacing.

The metal guard rail

surrounding the pool

exhibis localised

evidence of corrosion.

The column

supporting the

viewing gallery

feature exhibits

evidence of corrosion

below the waterline.

Without detailed

exposure works, it is

impossible to

determine the full

extent of this

problem.

During our inspection,

we were made aware

of a horizontal

fracture which

extends around the

perimeter of the pool,

above water level. The

fracture is evident

within tile joints. It is

understood that this

Given the remaining six-

year lease period, it is

recommended that

localised tile repairs are

completed to damaged

sections.

It is strongly

recommended that

further investigation is

completed to the

corrosion positioned on

the viewing gallery

column base within the

pool. Investigate only.

1

1

£3,000

£5,000




32



DESCRIPTION

SUMMARY OF

CONDITION



defect is currently

being monitored.

5.13 Male, Female and Disabled Toilets Provided

Adjacent Poolside and Kitchen

5.13.1 The above areas are

provided with

conventional ceramic

WCs, wash hand basins,

urinals and so forth.

Generally, the sanitary

ware and finishes

appear to be acting as

intended. However,

the areas would

benefit from

wholesale

refurbishment within

the forthcoming six-

year period.


refurbishment of the

male, female and

disabled toilets.

4 To be

reassessed

at later date

5.14 Gymnasium

5.14.1 The gymnasium is

positioned within a

partially glazed enclosure

typically comprising

painted timber double

glazed units. The pitched

roof positioned above the

gymnasium incorporates

a rooflight which has

previously been noted in

this report to be

defective.

A suspended ceiling grid

with air-conditioning

units is positioned above

the gymnasium area

approximately 3.2 m

above finished floor level.

It is understood that this

detail has been provided

Issues regarding

rainwater ingress

within the gymnasium

have previously noted

within this report.

Before completing any

enhancement work

within this area, it will

be necessary to

ensure the building

envelope is

watertight.

Generally, internal

finishes are deemed

to be in fair/poor

condition and should

be considered for

refurbishment.


the subject area is made

watertight before

completing an internal


1 Cost included

elsewhere




33



DESCRIPTION

SUMMARY OF

CONDITION



to reduce heat loss and

conceal the defective

roof above.

5.15 Plant Rooms

5.15 Excluded for time being

5.16 Sub Station Structure

5.16.1 The subject structure is

positioned to the north of

the carpark and

comprises external

masonry wall supporting

a dual pitched roof with

Westmorland slate

covering. It is understood

that the buildings

electrical substation is

positioned within this

structure together with a

storage facility.

The subject building

appears to be in fair

condition, suitable for

its intended use.

However, the roof

coverings have been

damaged, resulting in

numerous missing

slates. In addition, the

timber doors to the

building are in poor

condition, requiring

repair and

redecoration.


the vegetation growth on

the building is carefully

removed before

necessary roof repairs are

completed.


the timber doors are

repaired and

redecorated.

1 £3,000

R. PICKERING LTD.

Building Fabric Report

Total costs for the works identified with the above schedule £110,200 £5,000 £6,000 £11,000 £45,000 £15,000

ENG DESIGN

Mechanical and Electrical Report

Refer to Mechanical and Electrical Report prepared by ENG Design appended to

the rear of this document.

£59,300




34


SUMMARY OF COSTS

Sub Total £251,500

Contingency

10%

£25,150

Sub Total £276,650

VAT 20% £55,330

Total £331,980




APPENDIX A

Schedule of Photographs




32


Fig. 1 – Showing front (south) elevation

Fig 2 – Showing rear (north) elevation




33


Fig. 3 – Showing typical roof coverings and valley detail. Note width of valley

Fig 4 – Showing typical louvred doors to plant rooms




34


Fig. 5 – Showing external render, rear elevation. Note moisture damage

Fig 6 – Showing glazing detail around gymnasium




35


Fig. 7 – Showing timber decay and spalling concrete cill to gymnasium windows

Fig 8 – Showing typical internal image of pool area




36


Fig. 9 – Showing typical view of poolside windows. Note failed double-glazed units

Fig 10 – Showing roof structure above pool side. Note evidence of rain water ingress




37


Fig. 11 – Showing typical view of changing area




APPENDIX B

Mechanical and Electrical Report

prepared by ENG Design

ENG BUILDING

SERVICES

CONSULTANTS

DESIGN

_____________________________________________________________________

KESWICK LEISURE CENTRE SURVEY REPORT

_____________________________________________________________________

Report on the condition of the mechanical and electrical installations following a survey on 5 February 2018

EngDesign Limited 106 – 108 Bermondsey Street London SE1 3TX

3009-M-DRAFT 12 February 2018

CPH

BACKGROUND EngDesign Limited were instructed by Greenwich Leisure Limited to undertake a survey of the services installation at Keswick Leisure centre. The survey was undertaken on 5 February 2018. The agreement between GLL and Allerdale Council has a further six years to run. The purpose of the report is to assess the condition of the services and likely works to the end of the lease. The Centre was constructed in 1986/7 and was originally the leisure part of a time share development. When this venture failed the Council took over the building and operated it as a leisure facility for the general public. GLL have only recently been the operator. The centre comprises a Leisure Pool with a slide and wave machine, a small gym, changing areas and a commercial kitchen. The kitchen use has diminished over the years and is now used only occasionally for snacks and frying. There is a boiler room, pool plant room and an electrical intake room on the ground floor. The ventilation plant is located in the roof voids. Controls panels are located in the boiler room and the roof void. There is a BMS system which is accessed through a PC in the poolside office. There are no operating instructions, record drawings or design criteria.

SUMMARY Most of the services are original, 31 years old. Although they could be considered beyond their useful life there is no sign of imminent wholesale plant failure. Over the years several of the main plant items have been replaced either through failure or to comply with regulations and this policy should be maintained until the end of the agreement. At the end of the lease a substantial services replacement program will be required. The centre relies now on one boiler only and we advise that a further boiler is installed to replace the two failed units. This will bring the boiler capacity back to the original requirements and also give more security of supplies and potential reduced heating costs. The pool extract fan is damaged and requires repair/replacement: the present extract rate is presently low. The services are 31 years old and reflect the technology at the time.

SERVICES DESCRIPTION Ventilation The pool is ventilated by separate supply and extract air handling units in the roof void. Air is introduced into the pool at mid height, with air directed towards the perimeter glazing and the pool via circular painted metal ductwork and diffusers. Extract is at high level again via circular metal ductwork. The supply unit comprises panel filters, heater battery, run round coil and supply fan. The extract unit comprises filter, run round coil, DX coil and extract fan. The kitchen has a central hood with removable washable filters linked to a bifurcated fan in the roof void. Supply air is provided by an air handling unit in the roof void comprising filter, heater battery and supply fan. Air enters the kitchen at a single grille via insulated rectangular metal ductwork. Changing areas, entrance lobby and staff areas are ventilated by a common air handling unit again located in the roof void. There are separate supply and extract air handling units with recirculation. The supply unit comprises a filter, heater battery, run round coil and supply fan. The extract unit comprises a filter, run round coil and extract fan. The gym has window extract fans but could not locate any supply system. Access to the main ventilation plant is via ladders from the ground floor and is not ideal. Any significant plant replacement would likely need sections of the roof removed. Heating Originally four gas fired boilers supplied heating for the centre. Two of these were replaced by a larger boiler about thirteen years ago. The remaining two original boilers are now deemed unsafe and abandoned. Heating water is distributed via three twin pump arrangements: constant temperature pumps provide water to the air handling plants and radiators; pool water heating pumps to the heat exchanger in the pool plant room; domestic hot water heating pumps to the heat exchanger in the boiler room. Pipework is insulated steel. Domestic Hot Water A new insulated plate heat exchanger replaced the original calorifier(s) four years ago. It has no buffer vessel. A new pump to allow water testing is incorporated. Insulated copper pipework. Twin secondary pumps on the hot water flow. Cold Water

A metered cold water main enters the building in the boiler house. The large metal sectional storage tanks have been replaced by a single GRP tank in the roof void. Copper insulated pipework. Heating/Cooling Units The gym has three units with ceiling cassettes and adjacent local external plant. The poolside office has a small cooling unit. Controls The controls have been updated/replaced with a BMS system added about eight years ago. The main control panel in the boiler room was replaced four years ago. There is a further control panel in the roof void which is probably original. Power and Lighting The electrical supply enters the building by the boiler house with distribution boards within the centre. Lighting has been upgraded over the years with the pool having LED lighting. Fire Alarm System Cat2 system with detectors and break glasses throughout the centre. Four zone control panel at the rear of reception Pool Alarm Control panel at the rear of reception

PLANT LIFE EXPECTANCY As plant ages, replacement components become difficult or impossible to source, maintenance costs rise and the operational efficiency drops. Life expectancy is also dependent on the quality of the original installation and servicing thereafter. It is generally considered that ventilation plant with moving parts, such as fans and packaged air-handling units require replacement between 10-15 years; with the distribution ductwork and associated insulation lasting up to 25 years. Controls often need replacement after 10-15 years, mainly through obsolescence of software and components, and technological improvements of available controls sophistication.

CONDITION ASSESSMENT A good proportion of the plant and distribution systems are original. Fortunately the original equipment was of a good standard and specification and generally plant that has failed has been replaced. It appears that maintenance throughout the plant’s life has been undertaken and we do not see any major wholesale services replacements being required in the near/medium term. There will be plant failures, no doubt, but these can be dealt with when they occur. There are two items, though that require action in the short term.

• The centre is only running on one boiler. On the day of the visit the temperature was at or around 0C all day. The boiler was continually firing and not reaching design temperature. A new condensing boiler should be considered. If this was arranged to take the main load then reduced heating costs should be achieved.

• The main pool extract fan has shed impellors and only one of the twin fans is effective. The extract volume will be significantly reduced and this means there will be surplus pool air exiting the pool into the surrounding spaces.

Other observations

• Plant access to the roof void areas is difficult. As a consequence the roof spaces have become dumping areas. A roof plant area clearing program would be beneficial.

• The main pool plant is by single speed fans. Consider inverter drives which will allow better air volume control and reduced night time operation.

• Measure the main pool plant air volumes and check against good practise.

• The gym building fabric is clearly poor with heating provided to the roof void to avoid condensation. This is a complete waste of energy and the building deficiencies should be corrected. It would be sensible to include a buffer area between the gym and pool in any re-design of the area.

The condition, age, performance and other details of surveyed services equipment are set out within table A1, found as an appendix to this report. A ‘traffic light’ system has been applied to the plant assessment; with colour indications thus:-

• Green Working order, or identified as complying with expected performance

• Amber Requires investigation, or minor problem/defect which should be addressed

• Red Significant issue that suggests immediate repair or replacement

TABLE A1

ITEM LOCATION DESCRIPTION AGE COMMENT Costs

Boilers Boiler Room Hoval Equinox EQ638 (638kW output)

2 no. Hoval GS 960Ex (281kW output)

abandoned and labled unsafe to operate

13

31

There were originally 4 No gas boilers rated at 281kW. Two of the boilers were replaced

with this large boiler. The remaining two have been abandoned. It was very cold on the day

of the visit (0C) and the single boiler was struggling to maintain temperature. Large boiler in

good working order. Install a further boiler to provide the load and security of heating -

system relies on a single aging boiler currently.

£40,000

Hot Water Heating Boiler Room UK Heat Exchangers C20314 with

insulated jacket. New pump for sampling

4 Original calorifier replaced with a plate heat exchanger.

HWS Secondary

Pumps

Boiler Room Wilo SB30

Wilo RS25/6.3

4

15

3 speed pumps installed on the flow. Surprised to see two secondary pumps. Second pump

normally kept as a spare rather than installed to avoid Legionella issues.

Booster Pumps Boiler Room Baric TCSLT52 31 Turned off and disused. Assume this was part of the tank replacement works

HWS Primary

Pumps

Boiler Room Wilo TOP-S50/10

?

15

31

Pumps operating. The older pump has a replacement motor.

Constant

Temperature

Pumps

Boiler Room Holden Brooks Pullen 60-200

Wiko BL50/170-1

25

15

Newer pump operating but older pump needs attention. £2,500

Pool Water Pumps Boiler Room Wilo TOP-S80/10

?

10

31

Pumps operating. The older pump has a replacement motor.

Pressurisation Unit Boiler Room Jet unit with expansion vessel. 10 Operating satisfactorily

Controls Boiler Room

Roof plant

Plantrooms

Office

Main boiler house control panel

Changing Room Panel

Loose Controls

BMS

3

?

3-8

8

The controls have all been renewed or overhauled in the last eight years. The BMS system

is a Priva system with plant graphics, all operating satisfactorily.

Cold Water Main Boiler Room Metered supply enters building in the

corner of the boiler room

31 No issues

Boiler Room

Pipework and

Valves

Boiler Room Steel insulated pipework. 31 Pipework is original except where alterations made for plant replacement. No leaks

evident. Insulation needs attention in places. Could not find dosing set.

£600

TABLE A1

Pool Water Heating Pool Plantroom UK Heat Exchangers C19949 with

insulated jacket.

6 Good condition

Pool Supply AHU Roof Void Trane 5-SE 12. A-43-D-753. 86/5/646 31 Access from Pool Plant Room. Limited access to the internal condition of the AHU, but what

seen showed remarkably little corrosion evident. The base of the AHU, where corrosion

often is found was sound. Heater battery and filters all looked in reasonable condition.

There is a run around split coil between the supply and extract AHU which has new

pipework sections but was not operating. This needs further investigation.

£1,200

Pool Extract AHU Roof Void Trane 5-SE 12. A-43-D-754. 86/5/647 31 Access from ladder in room off service entrance to kitchen. Again internally in reasonable

condition. See comment above re run around coil. The extract fan is damaged with impellor

blades missing. New fan or impellor required. See below re DX coil

£10,000

CHP Roof Void ? 31 Access from ladder in room off service entrance to kitchen. Suspect this plant was

abandoned many years ago. There is a DX coil in the Pool AHU extract which may have

preheated pool water.

Kitchen Extract Roof Void ? 31 Access from ladder in room off service entrance to kitchen. Access to the fan poor.

Bifurcated fan with galvanised ductwork to kitchen below. Washable filters in hood below.

Kitchen equipment use much diminished from original installation. System turned on

manually for occasional use. Filters and internal ductwork look clean and in reasonable

condition.

Kitchen supply Roof Void Flakt. 4987-4505-004

KDAA-11-04-1-X-X-1

31 Access from ladder in room off service entrance to kitchen. Heater battery has been

disconnected and heating water supply used for heating to gym ceiing void. Galvanised

ductwork to supply diffuser in kitchen.

Fire Alarm System Panel in

reception area

Supplied by FTS Fire and Security. 15? 4 zone control panel with detectors throughout the centre

Pool Alarm Panel in

reception area

Staff call 1000 15?

TABLE A1

Changing Room

Supply

Roof Void Trane 3 SE 2.25

A-43-D-755

86/5/649

31 Access from the toilet service void adjacent to reception. AHU serves a range of ducwork

serving the changing areas and reception below. All areas served by a common supply

without room temperature control. There is a recirculation path beween the supply and

extract systems and also a run around coil which has a noisy pump. Damaged ductwork

insulation needs attention.

£5,000

Changing Room

Extract

Roof Void Trane 3 SE 2.25

A-43-D-755

86/5/650

31 Access from the toilet service void adjacent to reception. See above re run around coil.

CWS Tanks Roof Void 3mx2mx1m fibreglass tank 10? This tank is resting on the abandoned larger tanks. At some time the water storage has

been reduced and the original steel tanks abandoned.

Gym

Cooling/Heating

External -

adjacent to gym

Hitachi Utopia Supercharge RAS-5HQE5

Fujitsu AOYG36LETL

20

1

This 20 year old heating and cooling unit is still operating and assume has had replacement

refridgerant. Two new additional units installed last year.

Lighting All areas Mixture of tungsten, halogen, fluoresent

lamps. The pool lighting is recently

installed LEDs.

various

Power All areas Main intake in room adjacent to boiler

room.

31

£59,300

CONDITION SURVEY REPORT WITH LIFE CYCLE COSTS

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