Executive Summary. ABSA Building October Project Brief. Introduction

Transcription

1 Executive Summary ABSA Building October 2014 Project Brief The project brief requested that the professional team conduct a visual only, conditional assessment of the building condition, services and structural integrity of the ABSA Building. Recommendations with regard to the repairs, renovations and upgrading of the building are to be included in this assessment. Introduction The professional team, whom carry vast knowledge throughout all facets of the construction industry, have performed a high-level evaluation of the building, with the objective of achieving all targets set out in the clients Request for Proposal of April The building is located on the corner of Albertina Sisulu and Fraser Street, in the Central Business District of Johannesburg, Gauteng. The building has two sections, one lower portion on the western side which comprises of a ground floor, mezzanine and 5 floors above ground and a higher portion to the east which comprises of a ground floor, mezzanine and 11 floors above ground. The building has 2 basements but a singular entrance which only accommodates one car at a time. This building is partially occupied. The fire escape staircases are non-compliant to regulations and are currently a hazard to the occupants. Despite this fact, all levels will require renovation works which must comply with the latest National Building Regulations, SANS10400 and the B-Grade SAPOA grading. All Town Planning prescripts of the local authority must furthermore be conformed to. The building holds a gross building area of approximately m 2 with a Gross leasable Area of m 2 which results in an efficiency factor of 58%. As per the SANA the population is calculated on the basis of 1 person per 15m 2 which equates to occupancy of 460 people. However, should the Client opt for 10 m 2 per person, then the maximum occupancy would be 693 people. A table indicating the various occupancy allowable per floor has been included in the detailed Architectural assessment. The building condition assessment carried out, is detailed and documented herein accordingly under each specific building discipline. It must further be noted that the assessment conducted is of a visual nature and where required, advanced comprehensive testing is recommended. The professional team s findings are evaluated, but limited to: Best practice; Future usage of the building; Compliance to SANS 10400; Compliance to the OHS Act; Compliance to the factories act; Compliance to the Environmental ACT.

2 Architectural Detailed as-built drawings are furnished within Annexure A. External The building envelope on the street facing remains intact and appears to be in a fairly good condition. The fascade comprises of pre-cast concrete panels with window openings clad with marble stone on the ground and first floor level, followed by face brickwork on the levels above. The façade in the courtyard needs remedial works and gutters and downpipes replaced. Vegetation can be seen growing on the fascade cracks. Basement Level There are currently 2 basement parking levels of which the head restriction is 1.95m which is very low. No trucks allowed. There is only one entry/exit route to this parking which can only accommodate one car at a time. This is only wide enough for one vehicle at a time which could lead to congestions during peak times. There is apparent water penetration in the basement which would need further investigation and remedial works. Staircases from the basement are narrow and do not comply with the National Building Regulations. Ground Level There are currently 3 entrances to this building. The entrances is to host an additional disability friendly ramp in order to comply with SANS10400 universal access regulations; The lobby area requires a redesign to make more efficient use of the space, and additionally a complete fit out to this area is required. Levels - mezzanine, 1-11 Concrete staircases to be repaired on edges and an additional handrail installed. Finishes are poor and outdated. Level 2-6 appear to have undergone a recent refurbishment and appear to be in a fair condition. Glazing through the building to be replaced to energy efficient glazing. Ablutions are located on split levels and therefore do not cater for disable persons. The top two floors have been stripped and all rubble left behind. The banking hall appears in good condition but would a complete renovation should office space be introduced. The banking area has many safes and must be relocated if a new space planning layout is implemented. Some ablutions are leaking and water spread to passage. The offices on the levels above the banking hall are in a relatively good condition, with some remedial works where necessary.

3 Roof Levels All waterproofing requires advanced assessment, and replacement may be necessary, as per the Structural Engineers report. Full-bore outlets to be checked for blockages All gutters and downpipes to be replaced as it is not functional, rusted and inadequate. Structural The building has no links; however there is a possibility of joining this building to FNB Building and/or a bridge link across to Rand Water Building. The building has a combination of soft roof (corrugated sheeting), which has gutters and downpipes discharging onto concrete slab with screed to fall (with torch on waterproofing). Certain higher portions of roof are localised concrete roof slabs. The building has a substantial number of level differences via steps on the external pavement, without and disabled access ramps. The ablutions on the buildings are at mid stair landing heights, which is an issue from a disabled access perspective. The external fascade needs cleaning; however the internal fascade needs more remedial works. Windows will have to be replaced to comply with regulations. It is recommended that the slab systems are not populated with new air-conditioning plant as the slabs are not designed for such loadings. The concrete flat slabs will require replacement of the torch on waterproofing as it is showing signs of perishing and degradation. Some local areas show areas of local ponding which can be resolved by local screeding. The major issue with the concrete roof is the outlets from the various roofs are not being maintained. These outlets are extensively blocked with organic matter and rubbish. In general the existing slab system is in good condition; however there are many local details and local damage that needs to be repaired. The building is supported by concrete columns which are in good condition. Most of the columns require surface repainting to improve their appearance. The building shows no signs of settlement and hence foundations and bearing strata below are in good condition. Structural Floor loadings must be adhered to as per the Structural Engineers report. No masonry brickwork partitions are allowed unless verified by the Structural Engineer. Fire Existing fire hose reels and hydrants are installed with fire extinguishers in all areas of the building. The system is operational and within its service window. The statutory fire signage does not comply with SANS requirements and must be replaced.

4 The hose reels are fed by a hose connected in the fire hydrants. This does not comply with SANS. All hose reels are to have a separate valve and connection to the fire water mains installed. Some fire extinguishers are mounted too high for easy use by the office occupants. These need to be lowered to an accessible height. The fire water system is supplied with a twin booster connection at the main vehicle ramp. The pressure gauge on the booster indicates a good water supply to the building but this cannot be confirmed without a full flow test. The fire water system has no back up water supply, a hose reel pump and small storage tank should be installed to serve all hose reels in the building. There is currently a sprinkler system in the basements which is connected directly to the council supply main. Sprinkler heads to be tested and minor remedial works required. Smoke extraction to be tested and verified as compliant. External fire escapes have been locked with gates and also show signs of server rust and corrosion. These are hazardous and must be replaced. Fire rated walls to be erected to ensure fire exits and fire seal all penetrations. Smoke detection to be installed. HVAC The building is currently air-conditioned by the following types of systems: o Dunham Bush Rooftop DX Packaged units not in operation o Daikin R22 Heat Pump type VRV Systems not in operation o DX Split type units (various makes) some in operation, some beyond repair Ablutions are naturally ventilated. No mechanical extraction systems are installed. Basements are mechanically ventilated and seem intact. Recommendation to check all systems, and replace with new energy efficient system. Proposal to install a Chilled water system with distribution throughout the building. Wet Services The building has very little cold water storage located on the roof level. There is also a concrete water tank which is empty and does not seem operational. Pipes and fitting are intact and show signs of corrosion. Water reticulation is transferred to the water tank via municipal main supply and then fed through the building via gravity pressure. No booster pumps found. The sanitary ware is old and is in a poor condition. All the current fittings consume considerable amounts of water. There is only 1 geyser in the kitchen but is not operational. The drainage system is extremely rusted and is at the end of its lifespan. Electrical Services The switchgear and its cabling are in the basement in the transformer room. The switchgears are intact, well maintained but very old. The room is not well ventilated and very hot. There are 2 x 500kva transformers and in a good condition but very old. The room is not well ventilated and therefore very hot.

5 There is a 125kVA generator set in the basement and seems to be well maintained, however it seems very old. The change over panel is well maintained and must be checked. There is a very old UPS system (20kVA) and the batteries look old and dusty. DB board to be upgraded to modern technology and wiring to be replaced. Most plugs and light fitting are in working condition but seems to be very old. No energy efficient fittings have been used. System to be upgraded and replaced due to its age and to bring in line with SANS and SANS Electronic Services Life systems currently limited to fire detection system only. The system currently has faults on 3 loops on the panel. As this system does not comply with SANS 10139, the system will have to be replaced and upgraded for early detection. No zoning diagrams present. Entrances are secured by physical guards. The branch area has no detection visible. Floors 2 to roof level contain convention detectors, break glass units and strobes/sirens. Lift lobbies and fire escapes also contain break glass units and strobes/sirens. No fire brigade installed next to panel. Intruder detection is evident in the branch part of the office but is not operational as the head-end of the alarm system has been removed. Only a DSTV satellite dish installed on the roof. Town Planning The property identification is Erf 5151 Marshalls Town, and holds a building footprint extent of 1488 m 2. There is currently a 2.5m wide servitude for street purposes registered against this property and affects the boundaries on Fraser and Albertina Sisulu Street. The building is registered in the name of Gauteng Provincial Government and is held in terms of the Deed of Transfer No T /2005. A copy of the title deed is attached under the detailed town planning report. In addition to this, certain standard conditions are stipulated in the Title Deed concerning mineral rights and the enforcement of Town Planning regulations. Zoning to the building does not restrict the building plan approval process, and the dual possession of Site Development Plan approval in submission is not a prerequisite; The existing building complies with the 59 o height line and is presently zoned Business 1 in terms of the Johannesburg Town Planning Scheme, 1979.

6 Vertical Transport The status of the lifts to the building are as follows: Core 1 (Albertina Sisulu Road Entrance) : 3 Passenger lifts with one not being operational. Core 2 (Fraser Street Entrance) : 3 Passenger lifts and not in operation at the time of inspection. One lift from each core serviced the basement to the respective floors. The lifts and equipment are old and recommend replacing the lifts in excess of 30 years old and those not functional. Upgrade lift motor rooms and ensure that all lifts comply with SANS 10400, SANS 1543, SANS 1545 and SANS Heritage ABSA building is considered to be a Heritage building with Section 34 as it is over 60 years old and it has been designed by the prominent Architect Louw & Louw. This is the same Architect that designed the New Library Hotel. The building was constructed in 1950 and maintains Heritage significance. The key architectural elements are the marble fascade on the first 2 levels. This must be maintained and cleaned. Minor repairs are required and the detailed Heritage report stipulates the history and recommendations to refurbish this building. Recommendations provided herein, must fall in line with any other applicable legislation or regulations to meet acceptable office accommodation standards and an application process to the Heritage Council must be carried out prior to commencement with any remedial works. Environmental Heaps of building rubble, rubbish, electrical waste cables, broken florescent lighting, broken windows and birds are found on the top floors of the building. This is a health& safety risk for the current occupants as the floor can be accessed by anyone within the building. Various elements such as poor ventilation, outdated electrical infrastructure, inefficient layouts, penetrating water and damp could lead to negative and a poor working environment. The emergency escape routes are deteriorated, locked in all cases and not in accordance with the regulations, thus providing this building unsafe for its occupants during emergencies. Proposals for a green courtyard, energy efficient materials and services, water management solutions, rain water harvesting, etc. have been included in the detailed report.

7 Proposed Cost Estimate The estimated high level budget is as per the attached QS Report provided herein and is based on the proposed refurbishment work furnished by the professional team concluded at the end of October.