MERTA Hall and Millbank Estate Office Major Works (project AD117)

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 Principal Designer (PD) where appointed (or Principal Contractor (PC) where no PD duty holder is in place) 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 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 condition survey is to be agreed with WCC/WCCs Client Representative (CR) 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 CR in no worse a condition than at pre-commencement stage.

Access Required

Work at height will be required to complete window and roof renewal and repair works and external brickwork/pointing repairs. The PC is to ensure that all work at height activities is risk assessed and that the proposed method of access to facilitate the works is detailed in the Construction Phase Plan (CPP) and fully costed in the Project Execution Plan (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. Access will also be required into the property to undertake a number of the works elements described.

Roof Replacement

Full strip and replacement of the existing roof system, including parapet/chimney brickwork repairs. Works to include but not limited to: • Check ridge joints, rake out loose material and repoint where required. • Replace battens and counter battens if required. • Replace felt with breathable underlay • Replacement of roof tiles / slates including (but not limited to) ridge/ hip tiles, SVP’s, SVP cowls/ guards. • Fix/ replacement to any damaged or missing flashings, soakers and the like, including repointing of same where necessary. • Carry out inspection of fascia's and soffits, redecorate/replace where required, depending on the condition. The service provider should be aware that this property is in a Conservation area, planning permission is required before work starts. All additional works must be agreed with the WCC representatives before works commences. All cables and services are to be maintained throughout the project. Cables are to be fixed in cable runs and reinstated, and reclipped wherever required on completion of works.

Chimney Stacks

• Chimney stacks must be checked for displacement or structural movement. Carry out necessary repair, raking and repointing work. • Suitable alternative to lead flashings to be used wherever appropriate.

Flat Roof Replacement

• Replace the asphalt covering flat roof and look to improve insulation.

Rainwater Goods

Works to include but not limited to: • Test and undertake full cleaning of rainwater goods including replacement of elements beyond repair (e.g. near the dormer window). Redecoration of all pipes is required. • Assess the conditions of gutters, redecorate/replace where required. • Test upon completion to ensure all rainwater goods systems are free of leaks and are discharging correctly. • Materials to be used will be based in consultation with the planning authority.

Maintaining the Existing Building Services

Maintain the building services systems during the duration of the contract. Where services may not be functioning or operational for a period, prior notice shall be given.

M&E Works

• Test external emergency lights, identify and fix any issues found during testing. Replace diffusers wherever necessary.

Fire Door Works

• The service provider is to carry out fire doorset works to all communal and office doors as set out in the budget summary located within Appendix 3. • All fire doorsets installations are to be undertaken by an accredited third-party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. • It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification contained in Appendix 8.

Fire Safety Works

All live FRA actions information can be found on the Westminster City Council portal, Shine. • Review all live FRA reports which are located on Shine to ensure familiarisation with fire safety strategies for the properties in relation to all areas affected by the Works. Identify all works deemed necessary and associated with the works to ensure all fire safety requirements are met. • Report findings with respect to recommendations to WCC for any additional work that may be deemed appropriate in regard to fire protection matters for consideration and further direction/instruction. • Following completion of intrusive surveys / inspections report findings with respect to recommendations to WCC for any additional work that may be deemed appropriate in regard to fire protection matters for consideration and further direction/instruction. • Supply and install all necessary fire safety signage in accordance with WCC Fire Safety Signage Guide. • Ensure the works are fully compliant with current building regulation requirements and the relevant British Standards. Note - All fire safety works are to be undertaken by an accredited third party of an appropriate ‘industry recognised’ body. A full report should be provided on completion of the works, to include photos of pre and post condition as part of the ‘Condition Survey’ element of works.

Timber Repairs

• Joinery and resin repairs to all defective timber elements (including items such as window, panels and doors). • Painting all previously painted timber surfaces, including strip and preparation where required.

Surface Fixings

• Inspect, check, and remove redundant surface mounted fixtures after consultation with WCC, and undertake repairs of the walls.

External Doors

All external doors to be inspected, fixed, redecorated, or replaced depending on the condition of each door, following consultation with WCC. • Redecorate and fix door frames where possible. Replace where beyond repair. • Ease and adjust all doors ensuring to leave fully operational and fit for purpose. • Where doors are beyond repair, replace to match, following consultation with WCC. • Replace glazing where required. • Remove, fix, or replace door hardware (fittings) like for like when repair is not feasible. Extent of work to be agreed pre-commencement.

Windows & Glazing

• Repair windows where required to match, including splicing new timber sections. • Ease and adjust all windows ensuring to leave fully operational and fit for purpose. • Remove, clean down and repair window ironmongery and re-fix / replace like for like when repair is not feasible. • Where windows are beyond repair, replace to match, following consultation with WCC. • Carry out concrete repairs to window sills where required. • Remove defective stone/concrete sills and cast new to match where repair is not feasible. • Undertake necessary fixing and re-putty works to the glazing where necessary. • Replacement of damaged/missing window ironmongery where required. Extent of work to be agreed pre-commencement with WCC.

Brickwork and Repointing

• Clean brickwork to remove organic material. • Repairs to damaged and delaminated bricks. • Inspect cracks to brickwork and repair using suitable crack stitching method. • Carry out detailed inspection of pointing and undertake repointing where required.

Emergency Fire Escape and Steel Frame enclosures

• Clean/wash landings and stairs to remove silt/organic material, if any. • Assess the overall condition of the fire escape, undertake repair and touch up works to fix rust patches. • Redecorate the steel frame enclosure.

External Landscaping

• Inspect cracks and undertake necessary repair work to the paving/walkway.

Outbuildings

• Redecoration of the damaged roof, replacement of damaged roof coverings, and replacement of damaged gutter. • Redecoration of timber of the exposed rafters.

Drainage works

• Carryout CCTV drainage survey to ascertain the condition of below ground drainage. • Carryout necessary cleaning of the above ground drainage i.e. open gullies. • Carryout necessary works to the leaking soil pipes.

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 150mmPIR Board to be specified by Bauder. • Secondary glazing to be installed to sash windows. • Solar panels with battery storage to be fitted (if feasible).

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

H&S File and O&M Manual

These buildings do not currently have a H&S file. Create/provide a new Health and Safety File and Operating & Maintenance manuals for the building and 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

Asset Tagging

Appoint an asset tagging company (Mitags or approved equivalent) to supply, install and carry out the installation, programming and commissioning of asset tags to new items upon completion of works. All main plant & equipment components associated with the works are to be scheduled by the Service Provider within their PEP. The Service Provider is to provide a proposed Asset Tagging Register of all components for review and approval by WCC.