Authority: London Borough of Hackney

PROPERTY CONDITION SURVEY

UPRN: 100023020750
Wally Foster Community Centre
1. Property Condition Survey Section

SUBJECT: Property Condition Survey

AT: Wally Foster Community Centre

FOR: London Borough of Hackney

REFERENCE:

GENERATED DATE: 17 May 2017

CHECKED BY: ______________________________

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 CONTENTS

1. INSTRUCTION

2. INSPECTION

3. SCOPE OF SURVEY

4. PROPERTY DETAILS

5. EXECUTIVE SUMMARY

6. KEY PHOTOGRAPHS

7. CONDITION SUMMARY

8. FIVE YEAR BREAKDOWN

9. SUMMARY OF INVESTMENT

9.1 ELEMENT INVESTMENT

9.2 FIVE YEAR INVESTMENT

9.3 INVESTMENT PRIORITIES

10. PRIORITY / CONDITION CODES

11. CONDITION SURVEY DETAIL REPORT

12. ROOM SIZES REPORT

13. FLOOR PLAN

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SURVEY OF THE PROPERTY SITUATED AND KNOWN AS WALLY FOSTER COMMUNITY CENTRE FOR AND
ON BEHALF OF LONDON BOROUGH OF HACKNEY

1. INSTRUCTION

1.1 As instructed by London Borough of Hackney we have inspected the above property with a view to
assessing the general condition of the structure.

2. INSPECTION

2.1 Our inspection was carried out on Building Survey:28/03/2017 Mechanical Survey:28/03/2017
Electrical Survey:28/03/2017

3. SCOPE OF SURVEY

3.1 Our inspection will comprise a visual assessment of the condition of all exposed and accessible
parts to identify significant defects and items of disrepair. This assessment shall be undertaken
without causing disturbance to the building or property.

3.2 The exterior of the property will be inspected from ground level or, where access permits,
balconies and roofs. Such inspections shall be assisted by the use of binoculars or 4 metre
ladders where appropriate.

3.3 Where reasonable means of access by hatches or trapdoors is available we will inspect roof voids,
sub-floor areas below timber ground floors and also cellars.

3.4 The inspection of the interior may be limited by the presence of fitted floor coverings, furniture,
displays and stock etc. Where possible, we shall only lift corners or edges of fitted floor coverings
where considered necessary but heavy fittings will not be moved and the contents of fitted
cupboards, display fittings etc shall not be emptied.

3.5 Specifically excluded will be any parts of the structure which are covered or inaccessible, such as
foundations and built in steelwork and timberwork. Accordingly, we will not be able to guarantee
that such parts are free from defects.

3.6 Outbuildings, boundaries and external pavings will be inspected superficially only unless we
receive specific instructions to the contrary. Specialist structures, equipment or installations such
as overhead lifting apparatus or passenger/goods lifts will be inspected superficially with
recommendations for further specialists to report as may be necessary.

3.7 The service installations such as water supply and internal plumbing, electrical wiring and fittings,
gas, heating and drainage shall be examined where visible, exposed and accessible and a general
assessment will be made on their type and condition. Again if considered necessary, specialist
examinations or tests shall be recommended within our report.

3.8 Soft play areas, together with soft landscaping are not included within the survey unless specific
instructions have been received to the contrary.

3.9 The report is provided for the sole use of the named client and is confidential to that client. We
accept no liability arising out of the contents of the report to any person other than the client
himself/herself.

Costs within the survey are based upon the Schedule of Rates as agreed with the Client and are valid as of
01/01/2015 These are budget figures and exclude both professional fees and VAT.

wish to acknowledge the help and assistance of the Authority's staff during the course of the survey and in
the provision of general background information.

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4. PROPERTY DETAILS

Property Name: Wally Foster Community Centre

UPRN: 100023020750

AMP Reference: 100023020750

Survey Floor Area (sq.m): 1,060.80

Building Survey Date: 28/03/2017

Mechanical Survey Date: 28/03/2017

Electrical Survey Date: 28/03/2017

Number of Blocks 2

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5.1 EXECUTIVE SUMMARY – WALLY FOSTER COMMUNITY CENTRE

Building Fabric

This community centre was built in the late 1960’s and comprises two
interconnected blocks:

Block 01:

Two storey of framed construction with brick walls beneath flat and pitched
roofs housing on the ground floor offices, meeting rooms, activity rooms,
toilets and ancilliary store and plant rooms and with a self-contained former
caretakers flat on the first floor which is rented out as a protected short term
private residential tenancy.

Block 02:

Single storey of framed construction with brick walls beneath flat roof housing
a commercial nursery business.

Internal Conditions

Block 01:

Suspended, plaster, exposed deck and dry lined ceilings are in a range of
conditions with areas requiring repair/renewal identified in the data report.

The wall finishes are plaster, timber cladding, exposed block and brick and
ceramic tile cladding and areas requiring renewal/repair are identified in the
data report. Floor finishes are a mixture of carpet, quarry tile, timber, PVC
sheet and tile and concrete and areas requiring renewal/repair are identified in
the data report.

Fixed furniture is in fair condition with items requiring repair/renewal detailed

in the data report. Doors are in reasonable condition. Where internal glazing is
not marked as being safety glass then safety film should be fitted, all as
detailed in the data report.

Sanitary ware is in a range of conditions with renewal of fittings and wholesale

refurbishment of washrooms/toilets detailed in the data report.

The building requires a complete programme of internal redecoration as

detailed in the data report.

Block 02:

Suspended, plaster, exposed deck and dry lined ceilings are in good
condition.
The wall finishes are plaster, timber cladding, exposed block and brick and
ceramic tile cladding and are in good condition. Floor finishes are a mixture of
carpet and PVC sheet and tile and concrete and are in good condition.

Fixed furniture is in fair condition with items requiring repair/renewal detailed

in the data report. Doors are in reasonable condition.

Sanitary ware is in a range of conditions with renewal of fittings and wholesale

refurbishment of a toilet detailed in the data report.

The building requires a complete programme of internal redecoration as

detailed in the data report.

External Conditions

Block 01:

Brick walls are all in good condition.

The single glazed timber windows are aged and energy inefficient and we
recommend that all of these windows are replaced with low maintenance
UPVC or powder coated metal double glazed casements. UPVC windows are
in good condition.

The aluminium doors and side screens to the main entrance are now aged
and weathered and should be renewed. Timber doors are all in adequate
condition. Where glazing is not marked as being safety glass then safety film
should be fitted as detailed in the data report.

Safe access to the flat roof was not possible because of safe ladder use
constraints and inaccessibility of the second floor flat from which access could
have been made, and a further investigation of the state of this roof should be
undertaken. The timber spandrel panels below valley gutter end sections
should be replaced with low maintenance cladding.

The metal sheet roof over the main hall appears in good condition.

All perimeter and valley gutters should be cleaned regularly to remove

vegetation growth and accumulated detritus.

The building requires a programme of external redecoration as detailed in the

data report.

Block 02:

Brick walls are all in good condition.

The single glazed timber windows are aged and energy inefficient and we
recommend that all of these windows are replaced with low maintenance
UPVC or powder coated metal double glazed casements.
Timber doors are all in adequate condition but require painting.

Safe access to the flat roof was not possible – see Block 01.

All perimeter and valley gutters should be cleaned regularly to remove

vegetation growth and accumulated detritus.

5.2 Site Conditions

Foul sewers and surface water drains and gullies need to be regularly cleaned
to maintain their performance.

A secure bin store compound should be provided as the waste skips are
stored loose in the car park.

Poor paved areas need relaying/replacing as detailed in the data report.

Grassed verges and planted borders require routine maintenance throughout

the survey period.

The steel boundary gates and fences are in good condition.

A programme of redecoration of external fixtures and finishes is required as

detailed in the data report.

5.3 Services

Mechanical

Block 01:

Heating to the Block is provided by two Lochinvar 163Kw gas fired

condensing boilers. Heating water is circulated by Wilo and Biral pumps
through steel pipework to wall mounted radiators throughout and some fan
coil units mostly found in adequate condition and all radiators have
temperature control valves fitted. The aged perimeter radiators need
replacement with more efficient heat emitters. Additional heating and cooling
ventilation is provided by a packaged AHU. The heating boilers and water
system should require only routine maintenance throughout the period of the
survey.

The main gas incoming pipework is fed to a meter fitted with a manual
isolation valve. The gas pipework is painted yellow to contrast with other
services pipework and the word GAS is marked on it at regular intervals. A
solenoid operated isolation valve is provided to the gas supply pipework in the
boiler room. A mains powered carbon monoxide detector should be installed
in this boiler room. A line diagram of the gas pipe circuit should be provided.

Hot water is provided by a Megaflow 300 litre unvented calorifier located

within the boiler room.
Mains water is supplied to the Block by PVC pipework, and hot and cold water
is supplied through the Block by copper pipework. In-line DHWS valves
should be fitted to the hot water supplies to wash basins in toilets.

Ventilation to toilets is adequate. A cooker hood with integrated fans and

grease filters should be installed in the kitchen 0/024.

Block 02:

Heating to the Block is provided from the boiler room in Block 01 to wall
mounted radiators throughout and some fan coil units all found in adequate
condition and all radiators have temperature control valves fitted.

Hot and cold water is provided from Block 01 and is supplied through the
Block by copper pipework. In-line DHWS valves are fitted to the hot water
supplies to wash basins in toilets.

Ventilation to toilets is adequate.

Electrical

Block 01:

The incoming main three phase electrical supply and main and sub main
switchgear is in good condition. A separate earth bar is provided. The
electrical system should only require routine maintenance during the survey
period. The earth connection to the gas supply pipe in the boiler room is
broken and should be reinstated.

Switch and circuit identification requires improving.

Test lightning protection system annually.

The ambient and emergency lighting throughout the Block is in good

condition.

Fire alarm and intruder alarm systems are in good condition.

The fixed installation needs testing to BS7671 as soon as possible as the

available information shows the last tests should have been completed in
2015 and are now very overdue.

Block 02:

Power is supplied from Block 01. The electrical system should only require
routine maintenance during the survey period.

The ambient and emergency lighting throughout the Block is in good

condition.
Fire alarm and intruder alarm systems are in good condition.
The fixed installation needs testing to BS7671 as soon as possible as the
available information shows the last tests should have been completed in
2015 and are now very overdue.

5.4 Further Investigation

 Test fixed electrical installation to BS7671 in both Blocks

 Investigate condition of flat roofs to both Blocks
 Test lightning protection system annually

5.5 Immediate Action Required

 Provide bin store compound

 Repair/renew uneven pavings to remove trip hazards
 Fit safety film to unmarked glass in Block 01
 Improve switch and circuit identification in Block 01
 Test lightning protection system
 Repair broken earth to gas pipe in boiler room in Block 01
 Provide line diagram of gas distribution system in Block 01
 Provide mains powered CO detector in Block 01 boiler room
 Provide line diagram of gas distribution system in Block 01
 Provide DHWS valves in Block 01
 Provide cooker hood in Block 01 kitchen 0/024
6. KEY PHOTOGRAPHS

B1 - Front Elevation B1 - Right Side Elevation

B2 - Left Side Elevation B2 - Rear Elevation

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7. Condition Summary

Overall Summaries

Summary Condition Grade

Survey No Summary

Block 0 No Summary

Block 01 B - Satisfactory

Block 02 B - Satisfactory

Condition Summary Detail

Block 01

Element - Element Split Condition Grade

Floors And Stairs B - Satisfactory

Internal Walls & Doors B - Satisfactory

Ceilings B - Satisfactory

Redecorations B - Satisfactory

Fixed Furniture B - Satisfactory

Sanitary Services B - Satisfactory

Roofs B - Satisfactory

External Areas B - Satisfactory

External Walls Windows & Doors B - Satisfactory

Mechanical B - Satisfactory

Electrical B - Satisfactory

OVERALL B - Satisfactory

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Block 02

Element - Element Split Condition Grade

Floors And Stairs B - Satisfactory

Internal Walls & Doors B - Satisfactory

Ceilings B - Satisfactory

Redecorations B - Satisfactory

Fixed Furniture B - Satisfactory

Sanitary Services B - Satisfactory

Roofs B - Satisfactory

External Areas B - Satisfactory

External Walls Windows & Doors B - Satisfactory

Mechanical B - Satisfactory

Electrical B - Satisfactory

OVERALL B - Satisfactory

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9. SUMMARY OF INVESTMENT

9.1 Element Investment

9.2 Five Year Investment

9.3 Investment Priority

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 Room Sizes Report

Block Floor Room Reference Local Room Desc. Room Use Room Type Width (m) Length (m) Int. Area
Ref. (sq.M)

UPRN 100023020750 Property Name Wally Foster Community Centre

01 0 0/001 Entrance Hall/Foyer Community Use Circulation Areas 0.00 0.00 80.50

01 0 0/002 Office Community Use Offices 0.00 0.00 33.00

01 0 0/003 Chapel Community Use Worship 0.00 0.00 33.60

01 0 0/004 Corridor Community Use Circulation Areas 0.00 0.00 28.00

01 0 0/005 Store Room Community Use Storage 0.00 0.00 17.00

01 0 0/006 Store Room Community Use Circulation Areas 0.00 0.00 7.50

01 0 0/007 Office Community Use Offices 0.00 0.00 8.00

01 0 0/008 Recording Studio Community Use Music 0.00 0.00 19.00

01 0 0/009 Lobby Community Use Circulation Areas 0.00 0.00 10.00

01 0 0/010 Childrens Washroom Community Use Toilets 0.00 0.00 17.00

01 0 0/011 Hall Community Use Hall 0.00 0.00 216.00

01 0 0/012 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/013 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/014 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/015 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/016 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/017 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/018 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/019 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/020 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/021 Hall Store Community Use Storage 0.00 0.00 1.20

01 0 0/023 Corridor Community Use Circulation Areas 0.00 0.00 49.00

01 0 0/024 Kitchen Community Use Kitchen 0.00 0.00 19.00

01 0 0/025 Multi Use Room Community Use Multi-Purpose Use 0.00 0.00 41.50

01 0 0/026 Store Cupboard Community Use Storage 0.00 0.00 4.00

01 0 0/027 Boiler Room Community Use Boiler / Plant Room 0.00 0.00 18.00

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 Room Sizes Report

Block Floor Room Reference Local Room Desc. Room Use Room Type Width (m) Length (m) Int. Area
Ref. (sq.M)

UPRN 100023020750 Property Name Wally Foster Community Centre

01 0 0/027A Ladies Washroom Community Use Female Toilets 0.00 0.00 6.10

01 0 0/028 Cleaning Store Community Use Sluice/Laundry 0.00 0.00 1.40

01 0 0/028A Mens Washroom Community Use Male Toilets 0.00 0.00 6.10

01 0 0/029 Store Room Community Use Storage 0.00 0.00 5.10

01 0 0/030 Mens Washroom Community Use Male Toilets 0.00 0.00 15.00

01 0 0/031 Unisex Disabled Community Use Disabled Toilets 0.00 0.00 4.30

01 0 0/032 Lobby Community Use Circulation Areas 0.00 0.00 6.00

01 0 0/033 Ladies Washroom Community Use Female Toilets 0.00 0.00 14.50

01 0 0/034 Stairs Lobby Community Use Circulation Areas 0.00 0.00 8.00

01 0 0/035 Office Community Use Offices 0.00 0.00 14.00

01 0 0/036 Office Community Use Offices 0.00 0.00 14.00

01 0 0/037 Office Community Use Offices 0.00 0.00 12.00

01 0 0/038 Managers Office Community Use Offices 0.00 0.00 12.00

01 0 0/039 Store/ AHU Plant Community Use Boiler / Plant Room 0.00 0.00 11.30

01 1 1/001 Stairs Landing Community Use Circulation Areas 0.00 0.00 8.00

01 1 1/002 Lobby Community Use Circulation Areas 0.00 0.00 12.10

01 1 1/003 Bedroom Community Use Bedrooms 0.00 0.00 11.60

01 1 1/004 Toilet Community Use Toilets 0.00 0.00 1.50

01 1 1/005 Lounge Community Use Communal Lounge Areas 0.00 0.00 16.70

01 1 1/006 Bathroom Community Use Bathrooms Residential 0.00 0.00 6.20

01 1 1/007 Cupboard Community Use Storage 0.00 0.00 1.00

01 1 1/008 Bedroom Community Use Bedrooms 0.00 0.00 12.90

01 1 1/009 Bedroom Community Use Bedrooms 0.00 0.00 6.50

01 1 1/010 Cupboard Community Use Storage 0.00 0.00 3.00

01 1 1/011 Kitchen Community Use Kitchen 0.00 0.00 13.00

Total for Block 01 835.40

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 Room Sizes Report

Block Floor Room Reference Local Room Desc. Room Use Room Type Width (m) Length (m) Int. Area
Ref. (sq.M)

UPRN 100023020750 Property Name Wally Foster Community Centre

02 0 0/040 Lobby Community Use Circulation Areas 0.00 0.00 3.00

02 0 0/041 Nursery Room Community Use Group Room - Nursery 0.00 0.00 53.00

02 0 0/042 Electric Cupboard Community Use Boiler / Plant Room 0.00 0.00 1.00

02 0 0/043 Kitchen Community Use Kitchen 0.00 0.00 5.40

02 0 0/044 Nursery Community Use Group Room - Nursery 0.00 0.00 110.00

02 0 0/046 Staff Room Community Use Staff Room 0.00 0.00 10.50

02 0 0/047 Office Community Use Offices 0.00 0.00 7.90

02 0 0/048 Corridor Community Use Circulation Areas 0.00 0.00 8.00

02 0 0/049 Store Community Use Storage 0.00 0.00 7.80

02 0 0/050 Childrens Toilet Community Use Toilets 0.00 0.00 10.00

02 0 0/051 Laundry Room Community Use Sluice/Laundry 0.00 0.00 4.00

02 0 0/052 Baby Change Room Community Use Toilets 0.00 0.00 3.80

02 0 0/053 Store Cupboard Community Use Storage 0.00 0.00 1.00

Total for Block 02 225.40

Total for Wally Foster Community Centre 1,060.80

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13. CAD PLANS

The following section contains copies of all CAD Plans attached to the survey.

1. Floor Plans

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