Report for Department of Infrastructure Development Wet Services Preliminary Report: 69 President September 2014

GAUTENG DEPARTMENT OF INFRUSTRUCTURE

DEVELOPMENT

BUILDING ASSESSMENT REPORT – WET SERVICES FOR

69 PRESIDENT

SEPTEMBER 2014

Report for Department of Infrastructure Development Wet Services Preliminary Report: 69 President September 2014

Table of Contents

1. INTRODUCTION .......................................................................................................................... 1

1.1 Design Criteria and Specifications ............................................................................................. 1

1.2 Scope of the Services Scheme Report ...................................................................................... 1

2. PROJECT SUMMARY .................................................................................................................. 2

3. Plumbing and Drainage Systems .............................................................................................. 2

3.1 Water storage tank ................................................................................................................... 2

3.2 Water reticulation ..................................................................................................................... 2

3.3 Drainage reticulation ................................................................................................................ 3

4 Solutions .................................................................................................................................... 5

4.1 Water storage tank ................................................................................................................... 5

4.2 Cold water reticulation ............................................................................................................. 5

4.3 Hot water reticulation .............................................................................................................. 5

4.4 Drainage reticulation ................................................................................................................ 5

5 Green star building .................................................................................................................... 6

5.1 Rain water harvesting ............................................................................................................... 6

5.2 Grey water harvesting .............................................................................................................. 6

5.3 Other green initiatives already required by SANS 10400 Part XA .......................................... 6

5.3.1 Water saving sanitary fittings ................................................................................................... 6

5.3.2 Water meters ............................................................................................................................ 6

5.3.3 Alternative energy .................................................................................................................... 6

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1. INTRODUCTION

69 President Building is located in the Central Business District of Johannesburg on the corner of Presidents Street and Simmonds Street, Gauteng (see Locality Map).

Figure 1 - Locality Map

The project brief, as issued by Gauteng Funding Agency (GFA), was to conduct an initial assessment of the building’s plumbing and drainage infrastructure and systems and to provide recommendations regarding the repairs and renovations of the building.

1.1 Design Criteria and Specifications

This project will be implemented in compliance with all the requirements of the National Building Regulations and SANS10400, with specific focus on Part P (Drainage) and Part XA (Energy efficiency for building) of the regulations.

1.2 Scope of the Services Scheme Report

This report deals with the wet services to be implemented based on the existing systems and proposed architectural changes to the building.

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2. PROJECT SUMMARY

2.1 Project Description

The project is comprised of a twenty nine storey building. This includes two above ground parking levels, with the remaining floors comprising of office space. It appears as if renovations had begun on upgrading the building, only to be stopped midway through the process. Most of the ablution have some first fix items installed. The building area for 69 President Street building is approximately 24 535.5 sqm. The current assessment of the existing building entailed inspecting the present state of sanitary, plumbing and drainages services within the building. The majority of the services have been either stripped or demolished. The remainder of the infrastructure is in a poor condition. Furthermore, the building does not comply with all the requirements of the National Building Regulations, SANS 10400; especially in areas regarding universal accessibility and the latest energy efficiency regulations.

3. Plumbing and Drainage Systems

3.1 Water storage tank

69 President has several water storage tanks, one located in the basement along with a separate fire storage tank, and another tank at roof level. It is assumed that the domestic water was pumped from the basement storage tank to the roof tank, then supplied back down the building.

Fig. 1 Basement storage tank with missing pumps Fig. 2 Basement water storage tank

Fig. 3 Water storage tank on roof level Fig. 4 Water supply/return to roof storage tank

3.2 Water reticulation

Most of the main water reticulation pipe work is still intact, there are several main risers and droppers, however, all reticulation in the ablutions have been stripped. Some of the sanitary fittings still remain from previous partial renovations. There is a hot water vessel in the basement also assumed to have had pumps to supply the pipes to the building.

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Fig. 5 Incoming municipal main supply Fig. 6 Remaining sanitaryware

Fig. 7 Hot water vessel in basement

3.3 Drainage reticulation

The main drain pipes all mainly ran down the same ducts as the water, then ties together on ground and basement -1 soffit. From there is connects to the municipal sewer. There is a sump located under the stair leading to the mechanical plant room, it is unclear whether it was a sewer or waste water sump.

Fig. 8 Suspended drainage reticulation Fig. 9 Suspended drainage reticulation

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Fig. 8 PVC pipe stored on site Fig.9 Sewer/waste water sump

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4 Solutions The remedial work required to meet the minimum national standard and reinstate the plumbing and drainage systems is recommended and a high level budgetary cost for the remedial work is presented.

4.1 Water storage tank The existing water storage tanks are still in a fairly good condition. However, it will have to be disassembled and re-galvanized. The cost to do this will be much higher than replacing it. Installing new Jo-Jo tanks much less expensive and easier to maintain / replace in future. Cold water storage tanks and pumps to be installed in the basement level to ensure a continuous water supply to the building in event of a municipal main failure.

4.2 Cold water reticulation Some of the cold internal water reticulation was stripped. The main reticulation seems to be still intact, however, the galvanized pipes have rusted over the past years and it not recommended to re-use the existing pipe work. All cold water reticulation should be replaced to ensure longevity of the system. All the installation must be in compliance with SANS 10252 part 1 We recommend a polypropylene random copolymer (PPR) or multilayer pipe (MLP) to be used in terms of green star.

4.3 Hot water reticulation

All of the hot internal water reticulation was stripped. Very little of the main reticulation is still intact, however, the galvanized pipes have rusted over the past years and it not recommended to re-use the existing pipe work. All hot water reticulation should be replaced and reinsulated to ensure longevity of the system and efficiency of hot water system. The hot water vessel is past its life expectancy and should be replaced. To comply with the 10400 part XA building regulations, 50% of the hot water generation energy must consist of alternative energy i.e solar panels or heat pumps. The hot water vessel is past its life expectancy and should be replaced. We recommend a polypropylene random copolymer (PPR) or multilayer pipe (MLP) to be used in terms of green star.

4.4 Drainage reticulation

The existing cast iron is in a poor condition, fittings are broken and the pipe work rusted internally. drainage reticulation must be replaced. Green star rating will be improved when adherence is given to the PVC mineralization category with in the green star requirements. We recommend using HDPE pipe as a replacement. Installation to be in accordance with SANS 10252 part 2 and the national building regulations part P

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5 Green star building In attempts to get a 5 green star rating on the building, we suggest the following:

5.1 Rain water harvesting

Rainwater is collected by capturing rain via the roof and then storing it for purposes of WC flushing, irrigation or fire prevention. Water is captured on the roof though gutters or specialized rain water capturing systems. The water is then stored in a water storage vessel. From there the water will be filtered by a rain water treatment plant and stored in a separate storage vessel. The storage vessel will be large enough to supply the intended demand for 5 days. The water is then pumped back into the building for the purpose of intent. The water produced by the water treatment plant in not safe for human consumption, thus should be kept separate from the domestic water supply.

5.2 Grey water harvesting

Grey water is another good way to conserve water. However, grey water is only recommended for irrigation purposes. Similar to rain water it is stored in a storage vessel, then treated and again stored in a separate vessel from where it will be pumped. Even though the water is treated by a treatment plant, there are many pathogens that remain in the water. These pathogens may cause many health issues within the building it is used when consumed by the occupants.

5.3 Other green initiatives already required by SANS 10400 Part XA

5.3.1 Water saving sanitary fittings

The building regulations require that sanitary fittings within the building be of the low flow type:

• WC to have 3 and 6 liter dual flush options

• Wash hand basins to have a maximum flow rate of 6 liters per minute

• Showers to have a maximum flow rate of 9 liters per minute

• Urinals to flush 0.8 liter per flush

5.3.2 Water meters

Water meters must be installed on each section of the building to detect higher usage levels. With this information the efficiency of the water reticulation system can be measured and faults can easily be detected.

5.3.3 Alternative energy

50% of the energy used through the conventional resistive heating of water shall be of an alternative source:

• Solar

• Air to water heat pumps

• Gas

• Coal