Cotman House roof replacement (project AF110)

Condition Survey

Pre-existing information regarding the condition of the building and associated ancillary areas has been provided in the IPCI in Appendix 1. The PD is to inform the Client, where additional survey or inspections are required to develop the PCI and inform the design process. The PC is required to complete a pre-commencement non-invasive condition survey within all areas likely to be affected by the works, which shall contain written and photographic evidence of the existing conditions. The PC is to identify any areas of concern that may result in additional works being necessary, together with proposed remedial recommendations, within the scope of works. The non-invasive condition survey is to be agreed with WCC/WCCs Client Representative and upon conclusion of the works the PC is to ensure the condition of any areas affected by the works are handed over to WCC/WCC in no worse a condition than at pre-commencement stage.

Access Required

Work at height will be required to complete roof renewal work. The PC is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed in the CPP and fully costed in the PEP. Should there be any reason that specific access arrangements cannot be fully evaluated and costed for then the Service Provider should identify these together with a defined Provisional allowance within their PEP for each specific item/ area.

Roof Replacement (main roof and tank room roof)

Strip back to deck and renew roof covering in line with and in accordance with the Roof Report Survey in Appendix 2 and the performance specification located within Appendix 8. An insurance backed guarantee for at least 25-year duration is to be provided for the installation of the roof system. Provide a sign at roof level stating installation date, contractor name, length of guarantee, guarantee end date, and contact details for Westminster City Council if any future works are proposed to be carried out to the roof. Renewal works are to include all associated works to roof falls, alteration and creation of compliant upstands, roofing details and junctions, termination bars, flashings, outlets, grilles, and associated decoration. Enhance insulation to meet current standards. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, promenade tile removal, parapet wall fixings, waterproofing works, new insulation, edge protection, temporary lifting and reinstatement of cables and services, etc. All cables and services are to be maintained throughout the project. Cables are to be fixed in cable runs and reinstated on completion of works

Rainwater Outlets and Downpipes

Test and undertake repairs and full cleaning of rainwater outlets and downpipes including replacements of elements which are beyond repair, CI and aluminium downpipes and hopper heads 1 Nr to the SW and NW elevation each and 1 Nr to each plant room roofs. Replace with new 110 mm CI or aluminium downpipes and hopper heads. Upgrade the diameter of the rainwater outlets to 100 mm (provided the downpipes below the roof are 100 mm) and replace the leaf guards. Test upon completion to ensure all rainwater systems are free of leaks and are discharging correctly.

Chimneys

Replace 1 Nr damaged chimney pot. Install 13 Nr. Vented caps and repair flaunching to 2 Nr corners above plant room 2. Install 12 Nr vented caps to chimney pots on the second stack.

Raised Masonry Flues

(7 Nr pointed brickwork with concrete cappings coating in liquid waterproofing.) Replace concrete capping’s and ensure flue extends minimum150 mm above the top of the capping’s. Fit rain cowls to flues.

Parapet Wall Repairs

Carryout repairs to parapet wall including render repairs. Remove all copings and mortar to the main roof parapets, replace defective copings, and relay new and retained with new DPC and mortar bed. Replace all copings to the plant room roof parapets and lay with new DPC and mortar bed. Rake out existing joints and infill with external grade expansion joint sealant.

Brickwork and Pointing repairs

Extensive brickwork facing and pointing repairs where necessary on all roof level external areas.

Door replacement –Roof level.

Replace with new door sets with compliant attachments considering the depth/thickness of the new roof finishes.

Data Cables (Satellite Dishes, IRS systems, and Electrical cabling)

Tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed. Test and check cables, dishes, etc. Remove redundant cabling, cable tray and support feet. The SP to liaise with Hyperoptic and Community Fibre about the broadband cables. The SP to liaise with WCC electrical team for TV aerials, etc.

Heating Pipework

Test and check the pipework. Remove redundant pipework. Reposition as necessary to accommodate new roof levels.

Dry Riser

Dry Riser unit and Pipe extending from the roof. Test and check. Incorporate into the new roof system.

Lightning Protection

Install lightning protection system to the roof.

Mansafe Roof System

Install mansafe system to the roof.

BWIC/ Other & Remedial Works

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), submit for review and further instruction by WCC – a Provisional Sum in relation to any such works should be included at PEP stage.

Sustainability

Service provider to prioritize sustainability throughout the project by employing energy-efficient technologies and environmentally friendly practices. Using low carbon roofing insulation called Eco-F by Bauder & Sustainability team, minimum insulation to 200mm PIR Board to be specified by Bauder. Solar PV panels to be incorporated within the major works project with collaboration from the roofing contractor to ensure warranties are not invalidated. Solar PV to serve common areas and will not serve individual flats. The costs for these will not be recharged.

Asbestos Management

All live asbestos information can be found on the Westminster City Council asbestos portal, Shine. See appendix –1 for a copy of Asbestos report. The PD/PC is required to inform the client regarding the need to instruct any further R&D surveys as the design develops and the areas where intrusive works will be required are confirmed. The R&D survey will be instructed by the client through the asbestos management system and provided to the PD/PC as part of the PCI, to allow the CPP to be developed. The Service Providers Project Execution Plan needs to identify any further works, with estimated costs, for completing removal or encapsulation of ACMs to enable The Works. The SP is to ensure that any subcontractor undertaking asbestos removal works as part of The Works, fulfils the client’s requirements outlined in the WCC process and procedure documents and are deemed competent to undertake the red works

H&S File and O&M Manual

Update existing Health and Safety File and Operating & Maintenance manuals for all systems associated with The Works. The file shall be in accordance with and as detailed within the Term Partnering Contract. This is to include but is not limited to. A detailed future Planned Preventative Maintenance (PPM) programme/ regime associated with The Works; As-built drawings, specifications, schematics, schedules etc. Manufacturers details, guarantees and warranties (as applicable) Details of risks and hazardous materials not eliminated through design Site Investigation Reports Statutory authority consents and approvals

Other Potentially Hazardous Circumstances

Where held the Client has provided relevant information regarding the existing structure(s) and materials in the IPCI. The PD/PC is to inform the client if during the design stage, it becomes evident that there is the potential for other deleterious materials or hazards to be present and further inspection or testing is required. Other materials that may be present or that need considering include but are not limited to: • Lead Paint • HAC • Horsehair plaster • Clay pot floors • Calcium silicate brickwork • RAAC planks • Tesserae • Vermiculite Other hazards that may be present: • Fragile roof materials • Unprotected roof lights • Unprotected flat roofs • Unprotected fall risks (shafts/ sumps) • Confined spaces • Insufficient safe access provision to plant and equipment • Noise protection zones • Open water