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Eccles Leisure Centre

Condition Report – Eccles Leisure Centre, Barton Lane, Eccles, Manchester M30 0DD

Prepared For: Shirley Lundstram Strategic Development Leisure

Salford Community Manager

April 2016 Prepared By: Property Services

Urban Vision

Emerson House Albert Street

Eccles Salford M30 OTE 0161 779 4800

www.urbanvision.org.uk


Contents Page

1.0 Report 2

1.1 Introduction 2

1.2 Exclusions and Limitations 2

2.0 Executive Summary 4

2.1

2.2

2.3

Survey Report Cost Summary by Element Floor plans

6

15

16

2.4 Survey report (including definitions)

Appendix A – Photographs


1.0 Report 1.1 Introduction

This report has been prepared by Ian Foxall (Building Surveyor) Steve Povall & Nick Jackson (Mechanical Surveyors) Dean Bonney (Electrical Surveyor) of Urban Vision Partnership Limited to provide information on the overall condition of Eccles Leisure Centre, Barton Lane, Eccles, Manchester M30 0DD The survey was carried out over one day on 4th April at which time the weather conditions were sunny and dry. Premise GIA (m2) 2631.1 Premise NIA (m2) 1959.2

1.2 Exclusions and Limitations A visual inspection only has been undertaken. No invasive opening up, exposure, excavation or exploratory works have been undertaken. We have not removed or lifted any coverings or hatches/panels to inspect hidden areas. No testing of the services i.e. gas, electric or water has been undertaken and we have made no comments as such to the current state of the services and the incoming mains in relation to each service. The drainage has not been subject to an inspection or camera survey and manhole covers have not been lifted. Where problems or defects are suspected, recommendations are included with regard to further investigation and remedial work. No inspection of asbestos contained within the property has been made. It is recommended that prior to any intrusive work being undertaken within the property that a Demolition/Refurbishment asbestos survey report is undertaken to highlight the location of all, (if any), asbestos located within. This report is a condition survey only. We have not undertaken a structural survey. Where problems or defects are suspected, recommendations are included with regard to further investigation and remedial work.

It was not possible to view areas of the pitched roof to the leisure centre building, all roof inspections have been surveyed from ground level only. In addition all elevations and roofs were inspected from pavement level. The aim of this report and our survey is only to advise on the condition of the properties; no comments have been made in relation to occupation audits such as DDA, Fire and/or Energy assessments.


2.0 Executive Summary

Eccles Leisure Centre was first constructed during the mid to late 1980’s forming Eccles Leisure Centre, Barton Lane, Eccles, Manchester M30 0DD. Eccles Leisure Centre is used as a leisure centre facility complete with gymnasium, swimming pool, wet and dry changing rooms, Sports Hall, comprising a break out area situated within the main reception area. The main leisure centre building is situated across a ground floor comprising of a first floor spectator gantry walk way overlooking the swimming pool, the ground floor gymnasium has a mezzanine first floor installed, which provides additional space for gym workout equipment. The leisure centre comprises a powder coated metal sheet roof covering to the entire roof, the front entrance into the leisure centre comprises of automatic aluminium access doors. All exterior walls are constructed in facing clay brickwork; all windows are stained timber double glazed windows, comprising external single and double timber doors to all emergency exit doors and plant room doors. The majority of perimeter footpaths were found to be laid in tarmacadam, concrete hard standing ramps and footpaths installed in front of emergency escape routes. Rainwater down pipes were found to be powder coated aluminium, positioned externally connected to an internal box gutter system which forms part of the metal sheet roof cladding system.

The building is orientated in a north/west direction with the main elevation fronting onto Barton Lane. For the purpose of this report the main entrance elevation is referred to as the North West Elevation. The building’s main structure is constructed using a steel frame building, exposed steel columns can be observed along each side elevation of the building, the roof is constructed using powder coated sheet steel roof cladding. The metal sheet roof cladding overhangs the exterior walls, allowing for curved sides and rear facades.

The external walls are raised in brickwork laid in stretcher bond with standard 10mm mortar joints, incorporating a cavity wall; it is unknown whether the cavity incorporates cavity wall insulation. Overall the facing brickwork is in poor condition, all four elevations of the building’s brickwork was found to have badly deteriorated mortar pointing, the mortar pointing was found to be missing in large areas up to an average 1.5m in height. The original mortar pointing appears to have perished and is in poor condition. Further inspection and sampling is recommended to establish the cause.


It is recommended that the exterior facing brickwork walls are raked out and re-pointed, in order to further protect the building’s exterior brick facade. The exterior decoration to the building’s external windows and doors was found to be generally poor, flaking and peeling exterior paintwork was observed to the majority of exterior emergency escape doors. Deterioration to paintwork was observed to the steel bicycle stands and metal entrance a gate leading into the centres car parking facility, further corrosion was found to the building’s main external steel columns, early stages of steel delaminating was observed. The exterior aluminium down pipes were observed to have undergone previous leaks and severe blockages, causing the down pipes to overflow at junctions points, this in turn has caused the exterior steel columns to corrode, further investigation is recommended in order to clean out the down pipes and re-seal the down pipes along the pipe sleeve connections. No inspection of the powder coated metal roof was inspected due to access restrictions which do not form part of the this survey, during the ground floor level survey it was observed along the western side elevation, two puncher holes within the roof sheeting, it is recommended the holes are repaired urgently in order to prevent further water ingress and corrosion to steel roof members occurring. All the emergency escape doors and landings were inspected, the far side emergency escape route, situated along the eastern elevation of the building was found to have a missing section of concrete flagging situated directly in front of the emergency door threshold. It is recommended under a Health & Safety / emergency fire escape usage, that the door threshold must be made good to further avoid any potential tripping hazards, in the event of using the emergency doors in the event of a fire. The external soft landscaping particularly at the rear of the building, requires works to be carried out to the shrubs and small trees in order to reduce the height and overall width of the existing shrubs In particular to the rear emergency escape route, as a large shrub is obstructing access out of the building, in the event of a fire. Further landscaping should be carried out to the front of the building, in order to reduce the overall height of the trees, which at present are overhanging and resting on the roof cladding, which in turn will cause lichen and moss growth on the roof sheets. On inspection it was observed that the timber plant room doors and door frames had evidence of wet rot present. Deterioration of the concrete landing was noticeable, a period of external redecoration is advised within the next 1-2 years, in order to prevent further deterioration of the timber work. .


2.1 Survey Report

EXTERNAL ROOF The 1980’s single storey building comprises of a powder coated metal sheet roof covering, incorporating curved sides and integral box gutter system. Puncture holes within the metal sheet roof cladding were observed alongside the western elevation of the building, along the curved section of the roof, urgent repair to the roof sheeting is required, to further prevent water ingress occurring through the roof sheeting and corrosion to the steel roof members. The front facade of the curved roof is heavily soiled and in need of cleaning. Lichen and moss growth present due to high levels of trees sited close to the front of the centre’s main entrance. It is recommended that a programme of soft landscape mainteance is carried out in order to further reduce the height and overhang of tree branches resting close to the roof sheeting. A small section of curved roof sheeting resides alongside the western elevation, due to the small low level roof, water staining was observed, causing lichen and moss growth and saturation of the facing brickwork to be present. It is recommended to install a section of external guttering above the heating flue, which will prevent future water to run over curved roof and down onto the facing brickwork.

SOFFITS / FASCIAS The 1980’s building comprises of a pitched roof formed using powder coated metal roof cladding, with curved sides which combine the fascia and soffit to the roof. The roof curved roof sheeting to both the fascia and soffit require undergo a programme of cleaning in order to remove the heavy lichen and moss growth present. Above the main entrance to the building is a curved aluminium glazed light well, the curved roof structure would benefit from exterior cleaning of the glazing and the exterior frame. WINDOWS It was noted that the 1980’s buildings windows are softwood timber double glazed stained, the windows overall were found to be in satisfactory condition, although the timber windows would benefit from a programme of exterior decoration. It was noted that the main entrance incorporates an aluminium double glazed curtain wall window and double door system, the aluminium window was found to be in a satisfactory condition.


DOORS The 1980’s building comprises of exterior solid timber doors and frames the timber doors were found to be in reasonable condition although all doors and frames would benefit from a programme of redecoration. It was noted that the main entrance incorporates an aluminium double glazed curtain wall double door system, the aluminium double doors were found to be in a satisfactory condition. WALLS The 1980’s external walls are raised in traditional clay facing brick laid in stretcher bond with 10mm recessed mortar joints. The facing brickwork is built into the steel frame steel web, the walls comprise of a cavity wall construction, the inner walls can be found raised in clay facing brickwork. The exterior brickwork mortar pointing is in from poor condition. A specialist mortar manufacturer should be instructed to carry out a test on the original brickwork mortar pointing, to establish the type of the original mortar mix used and why the mortar has become defective. It is recommended all four exterior elevations to be re-pointed up to a maximum height of 1.5m, allowing raking out, the original mortar pointing to an overall appropriate depth of 10-15mm. Further advice should be sought from a specialist mortar manufacturer as to the type and correct mix to be used, when carrying out the mortar re-pointing works. Areas of heavy lichen and moss found to the exterior brickwork should be cleaned off, allowing for the moss growth to be scraped down, brickwork should then be cleaned down and treated, in order to further prevent any future moss growth occurring.

The foundations were not exposed by excavation during our inspection and therefore our comments are purely based on a superficial examination only. In making observations of the entire walls both internally and externally, there is no evidence of any major foundation failure.

EXTERNAL DECORATION All the external timberwork and steel work would benefit from minor timber and steel work repairs and an overall external paint scheme.


EXTERNAL HARDSTANDINGS Hardstanding areas around the perimeter of the site are a mixture of concrete paving and tarmacadam footpaths , the front entrance to the building is served by a blocked paved level access entrance, both the tarmac and concrete paving footpaths were found to be in good condition, The single perimeter concrete path situated on the western elevation of the building was found to be in poor condition, parts of the path has started to break up particularly underneath the door thresholds of the plant rooms. The perimeter steel fencing and steel main car park gates to the side car park were found to require a full programme of redecoration the steel bicycle railings installed close to the main entrance were found to require a programme of redecoration. The rear car park is laid to a tarmacadam finish, the car park was found to be in good condition overall.

INTERNAL CEILINGS The ceilings situated within the main building are found to be suspended ceiling grid tiles through all toilet areas, store rooms, wet & dry changing rooms, staff kitchen and office areas, all suspended ceiling grids and tiles apart from the management corridor ceiling, were found to be in a satisfactory condition. The suspended ceiling tiles within the management circulation corridor were found to be in poor overall condition. Solid ceilings within the sports hall store rooms were found to be in satisfactory condition, although a programme of redecoration is required. FLOORS The majority of the floor covering to the building is vinyl sheet, tiled floors to shower rooms and changing rooms, the stairs leading up to the spectator viewing gallery are vinyl sheet the overall condition of the floor covering is in satisfactory condition. The spectator gallery floor is laid in vinyl sheet covering; this was found to be in poor condition, cracks and splits observed. The sports hall flooring is laid using a Grano Wood floor covering, some isolated floor repairs have been carried out, although the general condition of the floor is in a satisfactory condition. The vinyl floor covering found within the cleaners store (next to main reception) is in urgent need of replacement, so too is the vinyl sheet covering found within the staff kitchen area. The gymnasium floor is laid using vinyl sheet, the recently installed mezzanine first floor the floor covering is laid using vinyl sheet. The overall condition of the floor covering is in satisfactory condition. Carpet tiles were found present with the office areas, all found to be in satisfactory condition.


WALLS Swimming Pool The walls to the swimming pool were found to be exposed clay facing brickwork, the internal perimeter walls were found to contain spalling brickwork and loose mortar pointing up to 1.5m in height overall. The swimming pool internal perimeter walls have been protected using blue plastic wall panelling up to 1.5m approx, directly above the wall panelling the brickwork can be seen to have spalled and the mortar pointing has started to deteriorate. Further testing and inspection should be carried out by brick and mortar specialist, to further test the contents of the mortar pointing, to establish the cause of the spalled facing brickwork. The internal perimeter facing brickwork should be raked out to a height of 2m and re-pointed using a suitable replacement mortar mix, once specialist advice has been sought from a mortar specialist. All spalled brickwork should be cut out and replaced, using a suitable brick match; a further sealant coat should be considered to the perimeter facing brickwork in order to offer further protection to the brickwork from humidity and high levels of moisture content. Remaining Leisure Centre All internal block work walls to the sports hall, gymnasium, male and female changing rooms, male and female dry changing rooms were all found to be in satisfactory condition. Defective mortar pointing was found within the internal block works to the swimming pool accessible w.c, further investigation is advised to be carried out by employing a specialist mortar manufacturer, in order to establish the cause of how the mortar has perished and become defective. The chemicals used within the swimming pool in the form of cleaning fluids, chlorine and high levels of humidity may be a contributory factor. All remaining walls are plastered, painted and walls tiled and were found to be in satisfactory condition, no holes or damage was found to walls.

DOORS Generally the internal doors were found to be in satisfactory condition, redecoration to doors and door frames would be a recommendation due to current wear and tear. SANITARY FITTINGS The toilet facilities were found to be in satisfactory condition, no replacement of any sanitary fixtures and fittings are required at time of survey.


CHANGING ROOM / SHOWER ROOMS The changing rooms and shower rooms were all found to be in satisfactory condition overall, the floor finishes are finished using vinyl floor sheet or floor tiles. All finishes were found in satisfactory condition. All walls within shower rooms, changing rooms and WC areas are tiled, the walls tiles were found to be in satisfactory condition. The shower room wall tiles within the male wet changing area require to be cleaned; the tile grout requires raking out and tiles require being re-grouted. All lockers and benches were found to be in satisfactory condition. INTERNAL DECORATION Generally the decoration to the building is good, although a programme of redecoration is

recommended to take place within the next two – five years.

STORE ROOMS GENERALLY All store rooms were found to be dry and no dampness observed, floor finishes being vinyl floor sheeting, ceilings being either solid plasterboard ceilings or suspended tile ceilings, all found to be in satisfactory condition throughout. All sport hall store room doors were found to be in poor overall condition, all timberwork requires a programme of redecoration, and the kick plates require to be replaced due to rust found present. The cleaners store room situated close to the reception area, would benefit from splash back wall tiles to be installed above the cleaners sluice sink, at time of survey all walls were found to be dry and free from dampness. PLANT ROOMS All walls, floors and ceilings within each plant room were found to be dry and no damp was found present within areas. Floor finishes were generally bare concrete, some floors were observed to have been painted, and some floors are bare concrete.


ELECTRICAL REPORT

The Electrical Installation is a Three Phase Supply and is in satisfactory condition for its age. The system is around 20 to 28 years old approx.

Mains Switch Gear The main incoming supply is located in the Boiler room, the main switch panel is a GEC 7 way TPN Mini Form Panel Board which is showing signs of deterioration and may need replacing in 5 years time, this will be highlighted in the Electrical inspection.

There are also 2 No GEC TPN Distribution Boards in the Boiler room which are also showing signs of deterioration and may need replacing in 5 years time due to the damp atmosphere, this will be highlighted in the Electrical inspection.

The TPN Distribution Board in the Plant room near the swimming pool area is showing signs of deterioration due to water ingress and may need replacing in 5 years time, this will be highlighted in the Electrical inspection.

The TPN Distribution Board in the Female Changing Room area is showing signs of deterioration and may need replacing in 5 years time due to the damp atmosphere, this will be highlighted in the Electrical inspection.

Earthing Arrangements All Earth Bonding conductors in the installation appear to be in a satisfactory condition.

General and Emergency Lighting The general and emergency lighting around the building appears to be in a satisfactory condition apart from the lighting in the boiler house which looks to be ageing due to the damp atmosphere. There have been some recent LED Light fitting upgrades to the building. Most of the switching arrangements seem to be satisfactory but ageing and will probably need replacing in five years time; this will be highlighted in the Electrical inspection.

Small Power Supplies The small power supplies in the building appear to be in a satisfactory condition, some outlet plates may need replacing in some areas due to water ingress and ageing, this will be highlighted in the Electrical inspection.

Fire Alarm System The Fire Alarm in the building is a C Tec 4 Zone Panel Conventional System which is located behind the reception desk and regularly serviced by Churches Fire and appears to be in a satisfactory condition for its age.

Intruder alarm The Intruder Alarm in the building appears to be in a satisfactory condition.

Access Control The Access Control to the front doors in the building appears to be in a satisfactory condition.


External Lighting The External Lighting around the building appears to have a selection of 19 mixed bulkheads 9 of them seem to be showing signs deterioration.

MAIN RECOMMENDATIONS / CONSIDERATIONS

Main Distribution Boards in certain areas will need replacing within the next 5 years due to ingress and wear and tear; this will be highlighted in the Electrical inspection.

Boiler room Female Changing Rooms Swimming Plant Room

Lighting in the boiler room needs to be upgraded to weatherproof fittings.

9 of the 19 external light fittings around the building are showing signs of deterioration and age.

Double Socket in the Swimming Pool Plant Room needs replacing.


MECHANICAL REPORT Overall the mechanical plant is in satisfactory condition as is the heating /hot & cold water distribution pipe work.

Three Broag-Remeha ECO210 gas fired condensing boilers provide heating, including that for the pool heating. They are approximately 7 years old. They appear to be in a satisfactory overall condition. A life expectancy of 10 years is anticipated if serviced and maintained.

All the radiators with the exception of the cleaners room G/033 are in a good condition

Pumps are 7 to 10 yrs old and were installed as part of the boiler plant refurbishment. A life expectancy of 5-10 years is anticipated.

Hot water is supplied via two gas fired water heaters (approximately 10 years old) that are serviced every 6 months. A life expectancy of 5-10 years is anticipated.

There are 3 No AHU’s located in the plant room, which provide fresh air /heating /cooling. The large AHU for the pool was replaced within the last 5 years. It is recommended the other 2No AHU’s be considered for replacement within the next 5 years.

Pool plant equipment was replaced when the pool was refurbished by Salford City Leisure (SCL) Pool Engineers and is serviced and maintained by SCL. A 7 year filter replacement was instructed by SCL.

MAIN RECOMMENDATIONS / CONSIDERATIONS

Some of the ductwork is not visible as it passes through ceiling voids /roof voids.

Some of the heating/hot & cold water services are not visible where they pass through ceiling /roof voids.


MAIN CONCERNS/RECOMMENDATIONS IN RESPECT OF THE PROPERTY

A summary of the major findings are as below and have been grouped into immediate works, essential 1 year, 2 years, 3 - 5 years. The details within the table are to be used as a guide only: Item no. Description Estimate IMMEDIATE 1 YEARS 1 Repairs to Metal Roof Cladding £1,000.00 2 YEARS 2 Roofing Repairs £404.85 3 Sanitary Services £682.73 4 Ceilings £876.33 5 External WWD (includes brickwork re-pointing) £18,600.00 6 External Decoration £4,317.50 7 Internal Decoration £10,418.21 8 Repairs to internal sports hall doors £2,889.75 9 Floor coverings £1,140.96 10 Mechanical £865.68 3-5 YEARS 11 Floor coverings £13,905.25 12 Mechanical Services £48,387.59 13 Electrical Services £70,940.00 14 External Areas £10,198.00 Total Cost Expenditure £184,626.85

Note: Estimates are provided for budgetary purposes only, all costs exclude Urban Visions professional fees, preliminaries and access, and any statutory fees such as planning and building regulation approvals.


2.2 Cost Summary by Element

Cost Summary by Element - ELC

The chart below displays the total forecast expenditure needs for the whole property based on the condition survey. Each cost is

summarised against the standard element description. The costs are subtotalled by priority 1,2,3 and 4 to indicate the urgency of the work required (where 1 is the most urgent).

Element Priority 1 Priority 2 Priority 3 Total Priority 4 Total

year 1 year 2 years 3 -5 Years 1 - 5 years 10

01. Roofs

£1,000.00 £404.85 £0.00 £1,404.85 £48,097.50 £49,502.35 02. Floors & Stairs

£0.00 £1,140.96 £13,905.25 £15,046.21 £88,707.20 £118,799.62

03. Ceilings

£0.00 £876.33 £0.00 £876.33 £28,898.62 £30,651.28 04. External WWD

£0.00 £18,600.00 £0.00 £18,600.00 £0.00 £18,600.00

05. Internal WWD

£0.00 £0.00 £0.00 £0.00 £54,093.95 £54,093.95 06. Sanitary Services

£0.00 £682.73 £0.00 £682.73 £13,609.75 £14,975.21

07. Mechanical Services

£0.00 £865.68 £48,387.59 £49,253.27 £226,942.03 £276,195.30 08. Electrical Services

£0.00 £0.00 £70,940.00 £70,940.00 £13,416.00 £84,356.00

09. Redecorations

£0.00 £0.00 £0.00 £0.00 £0.00 £0.00 09a External

£0.00 £4,317.50 £0.00 £4,317.50 £0.00 £4,317.50

09b Internal

£0.00 £10,418.21 £0.00 £10,418.21 £19,400.00 £29,818.21 10. Fixed Furniture &

Fittings

£0.00 £0.00 £0.00 £0.00 £59,618.60 £59,618.60 11. External Areas

£0.00 £2,889.75 £10,198.00 £13,087.75 £0.00 £13,087.75

Grand Total £1,000.00 £40,196.01 £143,430.84 £184,626.85 £552,783.65 £754,015.77

Eccles Leisure Centre Page 16

2.3 Floor Plans

28.8m

28.6m

1 to 196

Health Centre

4

IR

W

E

L

L

P

L

A

C

E

B

A

R

T

O

N

L

A

N

E

15

Main Building

17

Soft Informal and Social Area

14

Hard Informal and Social Area

10

Car Parking and Drop-off

12


9


11

Entrance Paths and Roads

8


2


4


7


3


5


6


13


16


1

Site Boundary

Scale

Drawn

Checked

Date

CAD File

Dwg No

Revision

Project

Title

www.salford.gov.uk

Swinton, Salford, M27 5BY

Salford Civic Centre, Chorley Road

.

Housing and Planning

Rev Details Date CheckedInitials

N.T.S.

JME/LD

CC

19/06/2008

316_SS_003_01

00

MM

Sports Pitches

Games Courts (Hard Surfaced)



Habitat Areas

Buildings

Access

LEGEND

Main Building

Ground Floor

A:

G/022

Circ.

9.6

A:

G/034

Store

1.5

A:

G/019

Store

15.5

A:

G/020

Store

35.4

A:

G/021

Office

7.9

A:

G/018

Stairs

5.1

A:

G/010

Fitness Suite

253.2

A:

G/016

Stairs

9.6

A:

G/017

Sports Hall

778.2

A:

G/006

Circ.

66.6

A:

G/036

Boiler House

81.4

A:

G/035

Gas Cubd.

2.2

A:

G/025

Plant Room

3.0

A:

G/026

First Aid

3.1

A:

G/027

Dis. W.C. & Shower

7.5

A:

G/031

Store

26.2

A:

G/028

Circ.

4.1

A:

G/029

Male Changing/W.C.

62.4

A:

G/030

Female Changing/W.C.

60.4

A:

G/012

Circ.

3.6

A:

G/011

Circ.

3.6

A:

G/032

Store

4.3

A:

G/033

Cleaners Store

4.2

A:

G/001

Reception

84.7

A:

G/005

Office

14.4

A:

G/002

Circ.

3.8

A:

G/007

Dis. W.C.

6.6

A:

G/008

Dis. W.C.

6.6

A:

G/003

Office

5.5

A:

G/004

Kitchen

8.2

A:

G/009

Elec.

1.8

A:

G/013

Male Changing/W.C.

39.1

A:

G/014

Services

5.0

A:

G/023

Circ.

213.5

A:

G/024

Swimming Pool

256.9

A:

G/015

Female Changing/W.C.

46.1

Retractable Spectator Seating

Fire

H

ose

Scale

Drawn

Checked

Date

CAD File

Dwg No

Revision

Project

Title

www.salford.gov.uk



.



1:100@A1

JME/LD

CC

19/06/2008

316_SS_003_01

00

MM

Building Location Map

DOOR WIDTH <850 & / OR STEP

PHOTOGRAPH REFERENCE POSITION AND DIRECTION

No Access

to this Floor

FLOOR UN-ACCESSIBLE TO A WHEELCHAIR USER

LEGEND

0 1 2 3 4 5 6 7 8m

SCALE

1:100

9 10

1

A

Site Area:

Gross External Area:

Gross Internal Area:

Total Room Area:

Net Internal Area:

Eccles Recreational

Centre (Fit City Eccles)

316/SS/003/01

316/SS/003/01

7640.4

2714.3

2631.1

2432.8

1959.2

No Access

to this Floor

HLW

Void

(Over Fitness Suite)

Void

(Over Sports Hall)

Void

(Over Circulation)

Main Building

First Floor

A:

1/001

Stairs

4.1

A:

1/006

Stairs

5.2

A:

1/003

Stairs

9.0

A:

1/007

Stairs

7.4

A:

1/004

Viewing Gallery

59.8

A:

1/002

Viewing Gallery

76.0

A:

1/008

Fitness Suite

117.6

A:

1/009

Stairs

10.1

A:

1/005

Store

2.8

Scale

Drawn

Checked

Date

CAD File

Dwg No

Revision

Project

Title

www.salford.gov.uk



.



1:100@A1

JME/LD

CC

19/06/2008

316_SS_003_01

00

MM

Building Location Map

DOOR WIDTH <850 & / OR STEP

PHOTOGRAPH REFERENCE POSITION AND DIRECTION

No Access

to this Floor

FLOOR UN-ACCESSIBLE TO A WHEELCHAIR USER

LEGEND

0 1 2 3 4 5 6 7 8m

SCALE

1:100

9 10

1

A

2.4 Survey Report (Including definitions)

Definitions The following guidelines form the basis on which the following schedule of condition is based. Establishing the condition of all premises is necessary to enable repairs and maintenance works to be costed, prioritised and planned. Condition surveys have been developed in order to provide a systematic, uniform and objective basis for obtaining this information. Each element exhibiting a problem is given a condition grading: Condition Grading and Priorities Condition Grading The condition of each element should be assessed per block, using the following recommended grades: Grade A - Good. Performing as intended and operating efficiently. Grade B - Satisfactory. Performing as intended but exhibiting minor deterioration. Grade C - Poor. Exhibiting major defects and/or not operating as intended. Grade D - Bad. Life expired and/or serious risk of imminent failure. Priority grading Once the condition of premises has been assessed, priorities are allocated according to the seriousness of the condition revealed and the urgency associated with any breaches of legislation. This should have particular regard to the possible consequences of deferment. The following priority grades are used within the context of a five year planning period: Priority 1. - Urgent work that will prevent immediate closure of premises and/or address an immediate high risk to the health and safety of occupants and/or remedy a serious breach of legislation. Priority 2. - Essential work required within two years that will prevent serious deterioration of the fabric or services and/or address a medium risk to the health and safety of occupants and/or remedy a less serious breach of legislation. Priority 3. - Desirable work required within three to five years that will prevent deterioration of the fabric or services and/or address a low risk to the health and safety of occupants and/or remedy a minor breach of legislation. Priority 4. - Long term work required outside the five year planning period that will prevent deterioration of the fabric or services.

Appendix A - Photographs

Photographic Schedule – Eccles Leisure Centre External

^ Photo No. 001 Location: Ext ^ Photo No. 002 Location: Ext Description: Exterior redecoration required to

steel bicycle racks Description: Flexible expansion filler missing

between brickwork joint

^ Photo No. 003 Location: Ext ^ Photo No. 004 Location: Ext Description: External windows require

programme of redecoration Description: Lichen growth found present to

metal sheet roof cladding

^ Photo No. 005 Location: Ext ^ Photo No. 006 Location: Ext Description: Exterior redecoration required to

steel frame bracing posts Description: Clean off lichen and moss growth

from brickwork


^ Photo No. 007 Location: Ext ^ Photo No. 008 Location: Ext Description: H&S concern missing concrete

flagstones to threshold Description: Missing rain water down pipe

^ Photo No. 009 Location: Ext ^ Photo No. 010 Location: Ext Description: Shrubs required to be cut back to

allow clear emergency access Description: Cut back shrubs to allow clear

emergency escape access

^ Photo No. 011 Location: Ext ^ Photo No. 012 Location: Ext Description: Mortar pointing missing across

large sections of exterior walls Description: Missing mortar pointing to original

parts of the buildings brickwork


^ Photo No. 013 Location: Ext ^ Photo No. 014 Location: Ext Description: Water running off roof sheeting

onto brickwork causing moss growth

Description: External gutter required to prevent saturation of exterior facing brickwork

^ Photo No. 015 Location: Ext ^ Photo No. 016 Location: Ext Description: Down pipe missing gully pot,

boiler room run off pipe requires connecting to gully

Description: Exterior timber door and frames found to have rotted, signs of plywood delaminating

^ Photo No. 017 Location: Ext ^ Photo No. 018 Location: Ext Description: Metal roof sheeting found to have

tear holes present Description: Salting to the exterior brickwork

Photographic Schedule – Eccles Leisure Centre Internal

^ Photo No. 001 Location: G/032 ^ Photo No. 002 Location: G/033 Description: Vinyl floor tiles found within store

room Description: Sluice sink worn, no splash back

walls tiles present

^ Photo No. 003 Location: G/033 ^ Photo No. 004 Location: G/001 Description: Vinyl floor sheeting worn, cleaning

required Description: Reception area decoration found to

be reasonable condition overall

^ Photo No. 005 Location: G/001 ^ Photo No. 006 Location: G/001 Description: Reception area timber work found

to be in reasonable condition Description: Fixed seating found to be in

reasonable condition overall


^ Photo No. 007 Location: G/001 ^ Photo No. 008 Location: G/001 Description: Reception area vinyl floor covering

found in reasonable condition Description: Aluminium entrance doors to

reception area

^ Photo No. 009 Location: G/007 ^ Photo No. 010 Location: G/007 Description: Accessible toilet fixtures and

decoration good condition Description: Vinyl floor covering found to be in

good condition

^ Photo No. 011 Location: G/006 ^ Photo No. 012 Location: G/006 Description: Decoration to accessible toilets

found to be in reasonable condition

Description: Decoration required to steel hand railings


^ Photo No. 013 Location: G/006 ^ Photo No. 014 Location: G/031 Description: Vinyl floor sheeting found to be in

good condition Description: Metal hand railings require a

programme of redecoration

^ Photo No. 015 Location: G/031 ^ Photo No. 016 Location: G/031 Description: Walls found to be in good

decorative order, metal work requires redecoration

Description: Chipped and flaking paint work to metal gantry hand rails

^ Photo No. 017 Location: G/031 ^ Photo No. 018 Location: G/006 Description: Worn floor covering to spectator

gantry Description: Decoration to walls and timberwork

found in good order

^ Photo No. 019 Location: G/013 ^ Photo No. 020 Location: G/015 Description: Male changing rooms flooring &

decoration in good overall condition Description: Female changing rooms flooring &

decoration in good overall condition

^ Photo No. 021 Location: G/015 / 013 ^ Photo No. 022 Location: G/015 / 013 Description: Cubicles within male & female

changing area found in good condition

Description: Benches & lockers found in good overall condition

^ Photo No. 023 Location: G/017 ^ Photo No. 024 Location: G/017 Description: Signs of wear to sports hall floor

covering Description: Redecoration required to sports

hall walls


^ Photo No. 025 Location: G/017 ^ Photo No. 026 Location: G/017 Description: Redecroation required to internal

blockwork walls to sports hall Description: Redecoration to timberwork

required

^ Photo No. 027 Location: G/022 ^ Photo No. 028 Location: 1/004 Description: Poor decoration to timberwork

doors and door frames Description: Chipped and damaged paintwork to

timber ledge

^ Photo No. 029 Location: G/029 ^ Photo No. 030 Location: G/029 Description: Staining / muldew found to quarry

tiles male showers Description: Defective / loose threshold strip at

floor junction to floor tiles


^ Photo No. 031 Location: GLA/010 ^ Photo No. 032 Location: GLA/008 Description: Poor ventilation to male shower

wall tiles, re-grouting to tiles required

Description: Sanitary & wall tiling found to be in good overall condition

^ Photo No. 033 Location: G/029 ^ Photo No. 034 Location: G/030 Description: Redecoration walls within male wet

changing room Description: Floor & wall tiles found in good

overall condition female showers

^ Photo No. 035 Location: G/004 ^ Photo No. 036 Location: G/004 Description: Staff kitchen units found to be in

reasonable condition overall Description: Redecoration to walls and

timberwork required


^ Photo No. 037 Location: G/004 ^ Photo No. 038 Location: G/004 Description: Isolated areas of damaged wall tiles

to staff kitchen Description: Redecoration required to walls

within staff kitchen area

^ Photo No. 039 Location: G/002 ^ Photo No. 040 Location: G/002 Description: Chipped and damaged timber work

and paint work Description: Redecoration required to internal

block work walls

^ Photo No. 041 Location: G/002 ^ Photo No. 042 Location: G/002 Description: Chipped paint work to timber

skirting boards Description: Damaged ceiling tiles to circulation

space


^ Photo No. 043 Location: G/002 ^ Photo No. 044 Location: G/005 Description: Damaged ceiling tiles to within

corriodor ceiling Description: Worn carpet tiles to circulation area

& office area

^ Photo No. 045 Location: G/003 ^ Photo No. 046 Location: G/017 Description: Redecoration required to office

walls & timberwork Description: Redecoration to sports centre block

work walls

^ Photo No. 047 Location: G/019 ^ Photo No. 048 Location: G/019 Description: Worn and stained vinyl floor

covering to store room Description: Chipped and worn paint work to

store room doors and door frames


^ Photo No. 049 Location: G/017 ^ Photo No. 050 Location: G/020 Description: Previous patch repairs to sports hall

flooring Description: Corrosion / rust found to store

room door kick plates

^ Photo No. 051 Location: G/020 ^ Photo No. 052 Location: G/020 Description: Damage to inside face of timber

store room door Description: Redecoration required to internal

walls and ceilings to store room

^ Photo No. 053 Location: G/021 ^ Photo No. 054 Location: GLA/017 Description: Redecoration required to internal

walls and ceilings to store room Description: Redecoration to main sports hall

emergency escape doors


^ Photo No. 055 Location: G/017 ^ Photo No. 056 Location: G/023 Description: Redecoration to internal sports hall

walls & timberwork Description: Above blue perimeter wall lining,

spalling masonry found

^ Photo No. 057 Location: G/023 ^ Photo No. 058 Location: G/023 Description: Decoration to ceiling and

timberwork found in reasonable condition

Description: Perimeter pool floor tiling found to be in good overall condition

^ Photo No. 059 Location: G/027 ^ Photo No. 060 Location: GLA/027 Description: Defective mortar pointing found

missing Description: High levels of humidity &

atmospheric chemical attack


^ Photo No. 061 Location: G/027 ^ Photo No. 062 Location: G/027 Description: Mortar pointing missing suffering

chemical attack through pool chemicals

Description: Redecoration required to timberwork and blockwork walls

^ Photo No. 061 Location: G/027 ^ Photo No. 062 Location: G/027 Description: M Description: Redecoration required to

timberwork and blockwork walls

^ Photo No. 063 Location: G/023 ^ Photo No. 064 Location: G/023 Description: Chemical attack causing facing

brickwork to spall Description: Loose brickwork spalling above blue

wall pannelling

^ Photo No. 065 Location: G/023 ^ Photo No. 066 Location: G/023 Description: Loose brickwork found to brickwork Description: Chemical attack causing brickwork

to spall below tiled skirting level

condition report – eccles leisure centre, barton lane ... · pdf filecondition report...

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