BUILDING SURVEYOR S INSPECTION REPORT OLD CO-OP BAKERY SUBSTATION - WEST CALDER FOR COMMUNITY DEVELOPMENT TRUST WEST CALDER.

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1 BUILDING SURVEYOR S INSPECTION REPORT OF OLD CO-OP BAKERY SUBSTATION - WEST CALDER FOR COMMUNITY DEVELOPMENT TRUST WEST CALDER Prepared by SEPTEMBER 2017

2 Accessibility Statement In accordance with the Recommendations of the Equality Act 2010, this report and all other documents produced by are available in other formats. If you require any other format for this report or appended information, please contact our offices at: 22 James Morrison Street Glasgow G1 5PE Telephone admin@brownandwallace.co.uk Facsimile AM/DB/SL/2509/Inspection Report Page 2 of 12

3 CONTENTS Page EXECUTIVE SUMMARY 1.0 INTRODUCTION EXTERNAL OBSERVATIONS INTERNAL OBSERVATIONS MECHANICAL & ELECTRICAL SERVICES DELETERIOUS MATERIALS SUMMARY AND RECOMMENDATIONS DECLARATION 12 APPENDICES Appendix 1 - Budget Costs Appendix 2 - Photograph Schedule AM/DB/SL/2509/Inspection Report Page 3 of 12

4 1.0 INTRODUCTION 1.1 Introduction received instruction from Mr M Pearce of West Calder and Harburn Community Development Trust, to prepare a Building Surveyor s Inspection Report on the general state of repair and condition of the premises known as the Old Co-Operative Bakery West Calder We understand the purpose of the survey is in connection with the proposed refurbishment of the subject property. We have been given no formal direction on the final intended use. The primary aim of our inspection and report is to provide the Community Development Trust with clear commentary on the condition of the building fabric, structure and advise on the implications of refurbishment and re-occupation In accordance with our standard limitations our building survey excludes the structural testing, asbestos investigations, including testing for deleterious materials and environmental issues. We inspected the building as a whole and in the first instance to gain an overall impression and understanding of the building, its general condition and its surroundings. From this initial view we were able to decide which elements warranted closer inspection before proceeding to undertake methodical elemental inspection both externally and internally Our survey report concentrates on the general standard and condition of the building and any principle defects or shortcomings and it is not intended to be a dilapidations appraisal report listing all items of repair, redecoration or reinstatement works. 1.2 Limitations This report is based on a visual inspection of the readily accessible areas of the property. No steps were taken to expose the elements of the structure otherwise concealed or to remove surface finishes for examination of underlying defects We are not instructed to make arrangements for specialist surveys of the drainage installations, water distribution or mechanical and electrical installations. We have however, made recommendations where we believe that tests and/or specialist surveys require to be undertaken We have not been instructed to determine the floor loadings or instructed to establish capacity of the electrical incoming supply At the time of the inspection the subject property was vacant and we were afforded access to all areas of the building This report has been prepared for the sole use of the Community Development Trust West Calder No access was provided to the Scottish Power Sub-station located within the building as this presents a safety hazard The roof of the property was inspected from ground level only. AM/DB/SL/2509/Inspection Report Page 4 of 12

5 1.3 Information Provided We were provided with the following information prior to the inspection of these buildings:- PDF block plans for existing and proposed layouts; Public Realm study detailing proposed uses for the various buildings We have not been provided with any other documentation. If any other information is made available this could affect the conclusions we have reached in this report. 1.4 Date of Inspection Our inspection was undertaken on Wednesday 9 August 2017 and Thursday 24 August 2017 by Matthew Gormley, BSc (Hons), MRICS, and Andrew Macfadyen, BSc (Hons). 1.5 Orientation For the purposes of this report, we have assumed that the elevation fronting onto the courtyard, referenced as the front elevation of the subject property, faces due west and all directional references follow this orientation. Where left and right hand references are given these are stated facing the building fabric or element. 1.6 General Description The subject property was constructed in the 19 th century and comprises a single storey detached sandstone building which has been used to house electrical installations which provide power to the other buildings within the development. The premises are located within the grounds of the Old Co-Operative Bakery in the town centre of West Calder The roof has been formed using traditional hipped roof construction which has been covered using natural roof slates. Rainwater run-off is controlled via cast iron gutters feeding into cast iron downpipes. The soffits and fascias are timber Elevations are formed in dressed sandstone that has been laid in random courses Fenestration to the building is provided by a traditional single glazed timber framed, sash and case window, which has been covered by a metal security grille to the property s exterior. A second window has been infilled with brick and concealed with timber panelling Access to the building is via a timber door located to the west elevation. A double timber door is located on the property s south elevation providing access to the sub-station Internally the building comprises of two rooms, the first is accessed via the entrance door to the west elevation and houses 31 isolator units and the incoming electrical supply. The second room houses the electrical sub-station and is accessed via double timber doors to the property s south elevation There are few internal finishes to the property, with exposed solid concrete flooring and exposed stone walls in parts. Plywood has been fixed to areas of stone walls to accommodate the installation of necessary electrical equipment. The gyproc ceiling has been taped and filled. AM/DB/SL/2509/Inspection Report Page 5 of 12

6 2.0 EXTERNAL OBSERVATIONS 2.1 Structure We have no information on below ground condition or construction, no inspection of the substructure was possible without undertaking disruptive investigations. The property is most likely constructed on stone pads There was no visual evidence of structural distortion or movement within the foundations to suggest any deficiencies within the substructure or foundations. To establish the exact size and form of substructure, trial holes would need to be excavated. We do not consider this necessary based on the findings of our inspections The building structure comprises of traditional load bearing random coursed ashlar, solid sandstone perimeter elevations. The ground floor appears to be solid in design with a ground bearing concrete floor slab being provided The external fabric appears to be in generally fair condition, although would benefit from repointing in the near future. There does not appear to be any structurally significant defects and the property is structurally sound. 2.2 Roofs The roof is of traditional hipped construction with a natural slate covering. The roof is generally in fair condition and our observations are as follows: Lead ridge caps and zinc hips were noted to be generally in a fair condition, however are aged; The roof covering consists of natural slate. Localised areas of slates were missing or damaged. Damaged slates are circa 10% of the roof area, therefore we would recommend patch repair is undertaken; Cast iron rainwater goods and downpipes are generally in fair condition but are suffering from various states of corrosion. 1 no. downpipe to rear south-east of the building is in a state of disrepair and is currently suffering from advanced corrosion. We would recommend that downpipe located to the south-east gutter of the building is replaced with remaining gutters and downpipes being decorated. 2.3 Main Walls Principally the external fabric forming the perimeter walls to the property are constructed of sandstone Generally the building fabric is in a fair condition and we have noted our comments and observations as follows: Throughout the property there are minor areas of open mortar joints between the sandstone blocks. We recommend that all open mortar joints are raked out and repointed using a suitable strength lime mortar; AM/DB/SL/2509/Inspection Report Page 6 of 12

7 Areas of external walls have been repointed at some time in the past. This has been undertaken using an unsuitable cement mortar. Cement based mortars should not be utilised when repointing stone buildings as the stronger cement mortar leads to an increased deterioration of the softer stonework. We would recommend that all damaged, cracked, poor and defective cement mortar is raked out and replaced with a suitable strength lime mortar in the short term with any future repointing work being undertaken using a suitable lime mortar; Vegetation growth noted throughout the external wall structure should be removed as this will cause further damage. Areas of wall should be treated with a suitable herbicide to eradicate all roots before walls are repointed using suitable lime mortar; Areas of vegetative growth restricted inspection of the west-facing elevation. This area should be treated with a suitable herbicide to eradicate all roots and prevent regrowth. 2.4 Windows Natural daylight is provided via a traditional timber framed sash and case, single glazed window to the west elevation. The window appeared to be in fair condition with minor decorative defects, however it should be noted external inspection of the window was restricted due to extensive vegetative growth to the west elevation. We would recommend the window frame is re-decorated with a suitable protective finish and inspected further following removal of vegetation There is a security grille over the existing sash and case window which is suffering from minor corrosion, allow for treatment of corrosion with a rust inhibitor before re-decoration A second window to the west elevation has been in-filled with brickwork and concealed with timber panelling. We recommend this infill be re-opened and fitted with a suitable timber frame window, depending on the intended future use of the property. 2.5 Doors The doors to the property consist of a single leaf solid timber door to the west elevation and a double leaf solid timber door to the south elevation, both with level thresholds. These were found to be in generally in fair condition. We will detail our further comments and observations as follows: The main access door to the front west elevation of the building is generally in fair condition. We would suggest that the front access door is rubbed down and prepared for redecoration in the short term; Double leaf timber doors located on the south elevation providing access to the rear of the building and electrical sub-station are in a fair condition. As with the main access door, we would advise rubbing down and preparation of these doors for redecoration in the short term. AM/DB/SL/2509/Inspection Report Page 7 of 12

8 3.0 INTERNAL OBSERVATIONS 3.1 Floors The ground floor of the property consists of a cast in-situ concrete ground bearing slab. There are currently no floor finishes located within the property and the solid concrete flooring has been left exposed. The floor of the property is noted to be in generally fair condition. Inspection of the floor was limited due to tenant items being in place. 3.2 Internal Walls The internal walls of the property comprise solid stone walls with plywood pattress boards fixed to parts to allow for installation of isolator units and other electrical equipment Internal walls are generally in fair condition, with only minor decorative defects such as scuffs and scrapes visible to plywood areas. Depending on the future use of the property, we would recommend that interior walls be dry-lined and appropriately insulated. 3.3 Ceilings The ceilings within the property have been assumed to comprise of gyproc and has been taped and filled. Given the property s use as a Sub-station, we have assumed the ceiling currently has no insulation. AM/DB/SL/2509/Inspection Report Page 8 of 12

9 4.0 MECHANICAL & ELECTRICAL SERVICES 4.1 Whilst we are not qualified to provide detailed commentary on the mechanical and electrical installations nor have we made any allowance for engaging a specialist, we will make high level observations where visual defects are identified. Electrical fittings and fixtures are of differing ages and are generally dated in appearance. All fittings and fixtures were non-operational while on site. We have assumed that fittings and fixtures will be replaced during future refurbishment works, including replacement of existing light fitting and isolator units. We recommend that this is inspected, rationalised where possible, tested and certified by an NICEIC registered electrician before use; We recommend that the incoming electrical supply, electric meter and main fuse are inspected, tested and certified by an NICEIC registered electrician before use; Isolators for electrical supplies for surrounding buildings appeared to be in fair condition and tidy throughout. We would recommend that an NICEIC registered electrical engineer is engaged to provide a detailed assessment of the installation, however we would assume these works would be provided as part of future refurbishment. AM/DB/SL/2509/Inspection Report Page 9 of 12

10 5.0 DELETERIOUS MATERIALS 5.1 The Control of Asbestos Regulations 2012 requires employers to prevent exposure of employees to asbestos. If this is not reasonably practicable, the law says the exposure should be controlled to the lowest possible level. Not only have the safety requirements been tightened further by this legislation, there is also the duty to manage asbestos effectively. 5.2 In basic terms the duties to manage asbestos in relation to work place premises comprise the following elements: A duty to make an assessment as to whether or not asbestos is present, or liable to be present. Unless there is good reason to believe that no asbestos is present, it will be necessary to undertake Asbestos Surveys; A duty to keep written records of assessments in any subsequent reviews showing location of all presumed asbestos in the premises; Where asbestos is present or liable to be present, a duty to prepare and implement a written management plan to identify and control the risk it poses; The extent of the duty will depend on the nature of the agreement. In a building occupied by one lease holder, the agreement may be for the owner or lease holder to take on the full duty for the whole building; or it might be to share the duty. In a multioccupied building, the agreement might be that the owner takes on the full duty for the whole building, or it might be that the duty is shared; for example the owner takes the responsibility for the common parts however, the leaseholder takes responsibility for the parts they occupy. Sometimes, there might be an agreement to pass the responsibility to a managing agent; We have not undertaken an asbestos assessment to establish asbestos containing materials (ACMs) within the building and the following are some generally observations; Given the age of the property and the materials used there is a possibility that asbestos containing materials may have been used in the construction and/or alterations carried out to the property. We recommend that a full refurbishment and demolition Asbestos Survey is carried out prior to undertaking any works within the property and prior to taking occupation. We have made an allowance for the removal of suspected ACM s within our estimate of budget costs, which is appended to this report. AM/DB/SL/2509/Inspection Report Page 10 of 12

11 6.0 SUMMARY & RECOMMENDATIONS 6.1 The subject property was constructed sometime in the 19 th century and generally found to be in a fair condition throughout. The majority of issues found during our inspection are related to general maintenance to the roof and external fabric. All issues identified during our survey are contained within the main body of the report, which should be read in full however, the principal concerns are as follows:- The lead capping and zinc hips of the property were noted to be generally in a fair condition, however are aged. These would benefit from replacement in the short to medium term; The roof covering has been provided using natural slate. The slate appears to be aged as would be expected of a property of this type. Localised areas of slates are either missing or damaged, moss growth and lichens were also noted to the slate roof finish. Damaged slates are circa 10% of the roof area, therefore we would recommend that patch repair is required; Cast iron rainwater goods and downpipes are generally in fair condition, however, downpipe to south-east elevation is suffering from corrosion. We would recommend that gutters and downpipes are replaced in part and prepared for re-decoration and treatment in full in the short term; Throughout the property there are minor areas of open mortar joints between sandstone sections. We would suggest that all open mortar joints are raked out with repointing being completed with a suitable lime mortar; Vegetation growth noted throughout the external wall structure and building perimeter should be removed as this will cause further damage. Areas of wall should be treated with a suitable herbicide to eradicate all roots before walls are repointed using suitable lime mortar; Timber frame to the west elevation window is in fair condition. We would recommend that the timber window frame is rubbed down and re-decorated in the short term; The main access door to the front of the building and double timber doors to the rear are generally in fair condition but with deteriorating finishes. We would suggest both are rubbed down and prepared for redecoration in the short term. 6.2 As stated previously the items above exclude any works to the internal fabric including: walls, floors and ceilings. 6.3 We strongly recommend that a refurbishment and demolition asbestos survey is carried out prior to undertaking any works. 6.4 We strongly recommend that a Mechanical and Electrical Engineer is engaged to undertake a full survey of the premises highlighting any deficiencies and recommending repairs, replacement and upgrading to the mechanical and electrical systems prior to taking occupation. 6.5 A Fire Risk Assessment will be required on completion of any alterations/refurbishment works to the premises and prior to taking occupation. We have not had sight of any Environmental reports on the Property but you should arrange these separately to obtain advice on any environmental issues affecting the Property. We trust this Report is satisfactory for your present requirements and if you wish to discuss matters further please contact. AM/DB/SL/2509/Inspection Report Page 11 of 12

12 7.0 DECLARATION 7.01 This report is provided for the stated purpose only and for the sole use of the named Client. It is confidential to the Client and its professional advisors. BROWN + WALLACE accepts no responsibility whatsoever to any third party who, choosing to rely upon this report, will do so entirely at their own risk, including any such party who pays the Client for the report. Signed: on behalf of 22 James Morrison Street Glasgow G1 5PE Dated: AM/DB/SL/2509/Inspection Report Page 12 of 12

13 APPENDIX 1 BUDGET COSTS AM/DB/SL/2509/Inspection Report

14 Old Co-op Bakery West Calder and Harburn Community Trust BUDGET COSTS Co-op Sub-station Building External Fabric Repairs 1.0 Roof 1.1 Cast iron gutters and downpipes in fair condition throughout. Allow for minor redecorative works using one coat primer and two coats oil based paint. Replace corroded downpipe to south-east elevation Remove and replace broken and missing natural slate tiles Elevations 2.1 Vegetation growth noted to stonework throughout west elevation. Allow for removal of vegetation and treatment with suitable herbicidal treatment to eradicate roots and prevent regrowth. Clean stonework using suitable soft spray method Pointing to stonework generally in fair condition. Any open mortar joints to be raked out and repointing completed using suitable strength lime mortar. 2, Security grille over window suffering from minor surface corrosion. Allow for treatment of corrosion with rust inhibitor before decoration Timber frame sash and case window and cill in fair condition. Allow for rubbing down and re-decoration in the short term Re-decorate timber single leaf main entrance door to west elevation and double leaf timber doors to south elevation providing Sub-station access Vegetation noted to building perimeter. Allow for removal of vegetation and treatment to eradicate roots and prevent regrowth. Clean stonework using suitable soft spray method Internals 3.1 No costs have been allowed for any internal upgrade works to the walls, doors, floors or ceilings as we have assumed these will be included within future refurbishment of the internal areas. AM/2509/Budget Costs

15 4.0 Services 4.1 Services within the property range in age and condition throughout. All services works are expected to form part of the refurbishment and conversion works. Therefore no costs have been included. Excluded 5.0 Asbestos 5.1 A full Refurbishment and Demolition Survey will be required to be undertaken before strip out, repair and removal works detailed above are undertaken. 600 Sub Total 5, Miscellaneous 6.1 Scaffolding 1, CCTV drainage survey Contractor's 10% Contract Administration 10% Principal Designer services Contingency 15% 1, Total 11,534 Notes a) Costs based on recent tenders for similar works. b) All costs will be subject to VAT at 20%. c) Statutory consent fees are not included. d) Excludes internal upgrade works e) Excludes mechanical and electrical works AM/2509/Budget Costs

16 APPENDIX 2 PHOTOGRAPH SCHEDULE AM/DB/SL/2509/Inspection Report

17 Photograph 1 West facing elevation of property Photograph 2 South facing elevation of property AM/DB/SL/2509/Old Co-Op Sub-Station

18 Photograph 3 North facing elevation of the property Photograph 4 East facing elevation of the property AM/DB/SL/2509/Old Co-Op Sub-Station

19 Photograph 5 Double timber doors providing access to substation to be decorated Photograph 6 Vegetation to building perimeter to be removed AM/DB/SL/2509/Old Co-Op Sub-Station

20 Photograph 7 Vegetation to external walls to be removed and areas of wall to be treated with appropriate herbicide Photograph 8 Main access door to be decorated AM/DB/SL/2509/Old Co-Op Sub-Station

21 Photograph 9 Traditional hipped roof with natural slate finish. Patch repair recommended Photograph 10 Window in-filled with brick and concealed with timber paneling AM/DB/SL/2509/Old Co-Op Sub-Station

stone walls Photograph 12 Gyprock ceiling with

22 Photograph 11 View of property interior showing exposed concrete flooring and plywood fixed to stone walls Photograph 12 Gyprock ceiling with joints taped and filled AM/DB/SL/2509/Old Co-Op Sub-Station

23 Photograph 13 Timber sash and case window with metal security grille. To be rubbed down and prepared for redecoration Photograph 14 Electrical units fixed to plywood internal walls AM/DB/SL/2509/Old Co-Op Sub-Station

BUILDING SURVEYOR S INSPECTION REPORT THE STABLES, WEST CALDER FOR WEST CALDER AND HARBURN COMMUNITY DEVELOPMENT TRUST LTD.

BUILDING SURVEYOR S INSPECTION REPORT OF THE STABLES, WEST CALDER FOR WEST CALDER AND HARBURN COMMUNITY DEVELOPMENT TRUST LTD Prepared by SEPTEMBER 2017 Building Surveyor s Inspection Report Old Co-Operative