londra – lavori di adeguamento dell`immobile demaniale da

Transcription

Direzione Generale per l’Amministrazione,
l’Informatica e le Comunicazioni
Ufficio III
Unità Tecnica
LONDRA – LAVORI DI ADEGUAMENTO DELL’IMMOBILE
DEMANIALE DA DESTINARE A NUOVA SEDE DEL
CONSOLATO GENERALE
Documento Preliminare di Progettazione
(DPR 554/99 art. 15 c. 4 e 5
DPR 207/2010 art. 15 c. 5 e 6)
SOMMARIO
1.
PRECISAZIONI DI NATURA PROCEDURALE............................................................ 4
1.1.
a) la tipologia di contratto individuata per la realizzazione dell’opera o del lavoro .. 4
1.2.
b) se per l’appalto si seguirà una procedura aperta, ristretta o negoziata................... 4
1.3.
c) se il contratto sarà stipulato a corpo o a misura, o parte a corpo e parte a misura. 4
1.4.
d) se in relazione alle caratteristiche dell'oggetto del contratto, verrà adottato il
criterio di aggiudicazione al prezzo più basso o dell’offerta economicamente più
vantaggiosa............................................................................................................................. 4
2. INDICAZIONI COMPLEMENTARI................................................................................ 4
2.1.
a) della situazione iniziale e della possibilità di far ricorso alle tecniche di
ingegneria naturalistica .......................................................................................................... 4
2.2.
b) degli obiettivi generali da perseguire e delle strategie per raggiungerli ................ 5
2.3.
c) delle esigenze e bisogni da soddisfare ................................................................... 5
2.4.
d) delle regole e norme tecniche da rispettare............................................................ 6
2.4.1.
Leggi italiane...................................................................................................... 6
2.4.2.
Principali leggi del Regno Unito........................................................................ 7
2.4.3.
Norme tecniche .................................................................................................. 7
2.5.
e) dei vincoli di legge relativi al contesto in cui l’intervento è previsto .................... 7
2.6.
f) delle funzioni che dovrà svolgere l’intervento ....................................................... 7
2.7.
g) dei requisiti tecnici che dovrà rispettare ................................................................ 7
2.7.1.
requisiti inerenti la sicurezza.............................................................................. 7
2.7.1.1.
security ....................................................................................................... 7
2.7.1.2.
safety .......................................................................................................... 8
2.7.2.
requisiti di sostenibilità ...................................................................................... 8
2.7.2.1.
strategie per il risparmio energetico ........................................................... 8
2.7.2.2.
strategie per ridurre l’impatto ecologico dell’attività costruttiva............... 8
2.7.2.3.
strategie per migliorare la salubrità e qualità ecologica dell’ambiente
costruito
8
2.7.3.
strutture............................................................................................................... 9
2.7.4.
impermeabilizzazioni ......................................................................................... 9
2.7.5.
impianti tecnologici............................................................................................ 9
2.7.5.1.
impianto elettrico........................................................................................ 9
2.7.5.1.1. fem........................................................................................................... 9
2.7.5.1.2. illuminazione......................................................................................... 10
2.7.5.2.
impianti meccanici ................................................................................... 10
2.7.5.2.1. idrico-sanitario ...................................................................................... 10
2.7.5.2.2. produzione acqua calda ......................................................................... 10
2.7.5.2.3. distribuzione gas.................................................................................... 10
2.7.5.2.4. riscaldamento e condizionamento ......................................................... 10
2.7.5.2.5. impianti elevatori................................................................................... 10
2.7.5.2.6. gru per pulizia facciate .......................................................................... 10
2.7.5.3.
impianti speciali ....................................................................................... 10
2.7.5.3.1. antincendio ............................................................................................ 10
2.7.5.3.2. telefonico ............................................................................................... 10
2.7.5.3.3. LAN....................................................................................................... 10
2.7.5.3.4. accessibilità ........................................................................................... 11
2.7.5.4.
sicurezza ................................................................................................... 11
2.7.5.4.1. gestione degli accessi ............................................................................ 11
2.7.5.4.2. serrature con badge................................................................................ 11
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2.7.5.4.3. allarme................................................................................................... 11
2.7.5.4.4. TV circuito chiuso ................................................................................. 11
2.7.5.4.5. illuminazione esterna............................................................................. 11
2.7.6.
finiture .............................................................................................................. 11
2.7.6.1.
rivestimenti interni ................................................................................... 11
2.7.6.2.
rivestimenti esterni ................................................................................... 12
2.7.6.3.
infissi ........................................................................................................ 12
2.7.6.4.
arredi......................................................................................................... 12
2.7.7.
requisiti funzionali di particolari destinazioni d’uso........................................ 12
2.7.7.1.
sale riunioni .............................................................................................. 12
2.7.7.2.
sale attesa.................................................................................................. 12
2.7.7.3.
caffetteria.................................................................................................. 12
2.7.7.4.
archivi....................................................................................................... 12
2.7.7.5.
servizi igienici .......................................................................................... 13
2.7.8.
abitabilità.......................................................................................................... 13
2.7.9.
sicurezza del luogo di lavoro............................................................................ 13
2.7.10. accessibilità ...................................................................................................... 13
2.7.11. requisiti inerenti la cantierizzazione................................................................. 13
2.8.
h) degli impatti dell’opera sulle componenti ambientali e nel caso degli organismi
edilizi delle attività ed unità ambientali ............................................................................... 13
2.9.
i) delle fasi di progettazione da sviluppare e della loro sequenza logica nonché dei
relativi tempi di svolgimento................................................................................................ 14
2.10.
l) dei livelli di progettazione e degli elaborati grafici e descrittivi da redigere ... 14
2.11.
m) dei limiti finanziari da rispettare e della stima dei costi e delle fonti di
finanziamento ....................................................................................................................... 14
2.12.
n) del sistema di realizzazione da impiegare (DPR 207/2010 Parte II Titolo V). 16
3. ALTRE INFORMAZIONI............................................................................................... 16
3.1.
fonti .......................................................................................................................... 16
3.2.
modifiche del quadro esigenziale ............................................................................. 16
3.3.
categorie e classifiche: ............................................................................................. 16
3.4.
requisiti dell’impresa esecutrice:.............................................................................. 16
3.5.
elaborati da produrre (a cura dell’impresa ) successivamente all’approvazione del
progetto esecutivo ................................................................................................................ 16
3.5.1.
elaborati costruttivi........................................................................................... 16
3.5.2.
elaborati as-built............................................................................................... 17
3.6.
proprietà dei progetti e tutela del diritto d’autore .................................................... 17
3.7.
direzione lavori e collaudo ....................................................................................... 17
3.8.
varianti in corso d’opera........................................................................................... 17
3.9.
informazioni generali ............................................................................................... 17
3.10.
allegati .................................................................................................................. 17
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1. PRECISAZIONI DI NATURA PROCEDURALE
1.1. a) la tipologia di contratto individuata per la realizzazione dell’opera o del lavoro
Contratto di appalto pubblico di lavori, di cui all’art. 53 del Decreto legislativo 12 aprile
2006, n. 163: Codice dei contratti pubblici relativi a lavori, servizi e forniture in attuazione
delle direttive 2004/17/CE e 2004/18/CE (d’ora in avanti: Codice), come definito all’art. 3.
1.2. b) se per l’appalto si seguirà una procedura aperta, ristretta o negoziata
Procedura ristretta di cui agli articoli 54 e 55 del Codice, come definita all’articolo 3.
1.3. c) se il contratto sarà stipulato a corpo o a misura, o parte a corpo e parte a misura
Il contratto sarà stipulato a corpo.
1.4. d) se in relazione alle caratteristiche dell'oggetto del contratto, verrà adottato il
criterio di aggiudicazione al prezzo più basso o dell’offerta economicamente più
vantaggiosa
In relazione alle caratteristiche dell'oggetto del contratto, verrà adottato il criterio di
aggiudicazione dell’offerta economicamente più vantaggiosa.
2. INDICAZIONI COMPLEMENTARI
2.1. a) della situazione iniziale e della possibilità di far ricorso alle tecniche di ingegneria
naturalistica
In considerazione dell’assoluta inadeguatezza, ampiamente documentata in atti, della sede
attuale del Consolato d’Italia a Londra (38 Eaton Place, 134/136 Buckingham Palace Road), e
della prossima scadenza (2018) del long lease che ne costituisce titolo di possesso, nonché in
vista della prossima chiusura del Consolato d’Italia a Manchester, lo Stato Italiano (Ministero
degli Esteri) ha proceduto all’acquisto, sul libero mercato, della piena proprietà (freehold) di
un edificio sito in 83-86 Farringdon Street, London EC4 di 7 elevazioni fori terra più un piano
interrato, di superficie lorda complessiva pari a circa 2.000 m2 (superficie netta uffici m2
1.285,9).
L’edificio, costruito nel 1954 e ristrutturato nel 1986, ha una struttura intelaiata in ferro e
calcestruzzo, che non presenta segni visibili di sofferenza o affaticamento. Dalle informazioni
acquisite presso il locale City District Surveyors Office, la struttura è tutt’ora rispondente alle
vigenti norme applicabili, e le capacità di carico risultano adeguate alle funzioni da insediare,
anche con riferimento alle norme italiane (NTC08). A titolo di massima garanzia è in corso di
svolgimento un test di carico su due orizzontamenti tra quelli che si prevedono maggiormente
sollecitati.
Le finiture, al contrario, si presentano nella massima parte fortemente degradate e non più
utilizzabili: pavimenti, rivestimenti, controsoffitti, pareti divisorie, infissi interni devono
essere rimossi e sostituiti. Anche degli infissi esterni, degradati e deficienti sotto il profilo
energetico, è consigliata la sostituzione.
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Relativamente alle impermeabilizzazioni aeree e contro terra, benché non si rilevino
importanti infiltrazioni in atto, è auspicabile un intervento complessivo di manutenzione
straordinaria.
Da un’analisi specifica condotta in sede di acquisto è risultata la presenza sporadica di
materiali nocivi, che sono stati mappati con precisione e dovranno essere rimosse in accordo
alle norme locali di settore.
Per quanto concerne gli impianti tecnologici, sono al termine del ciclo vitale tutti gli
apparecchi (lampade, prese elettriche, fan-coils, sanitari ecc.) e le reti di distribuzione. Sono
in corso approfondite indagini per valutare la possibilità di mantenere e riutilizzare le centrali
impiantistiche (punti di erogazione, quadro generale, caldaia, torri di raffreddamento, ecc.).
In corso di istruttoria di acquisto è stato acquisito un certificato di efficienza energetica
dell’edificio, che ha attestato l’appartenenza alla classe G (punteggio: 153 cfr.
www.communities.gov.uk/epbd). L’edificio è pertanto da ritenersi totalmente carente sotto il
profilo dell’efficienza energetica dell’involucro.
L’edificio non dispone di superfici esterne non edificate.
Possibilità di far ricorso alle tecniche di ingegneria naturalistica: non pertinente.
2.2. b) degli obiettivi generali da perseguire e delle strategie per raggiungerli
L’obiettive dell’intervento è di rendere l’edificio in oggetto idoneo allo svolgimento delle
attività consolari cui è destinato, rispondente alle norme tecniche vigenti applicabili e
adeguato alla sicurezza degli utenti.
La strategia individuata prevede l’effettuazione di lavori di manutenzione straordinaria e
ristrutturazione, previa effettuazione di un progetto che ne preveda la messa a norma con
riferimento alle norme tecniche e procedurali italiane e britanniche, in quanto applicabili.
Si auspica un miglioramento dell’efficienza energetica dell’involucro edilizio;
indicativamente si ritiene conseguibile una prestazione collocabile in classe C (51-75), salvo
una richiesta di migliore performance in sede di approvazione del progetto da parte delle
autorità locali preposte.
Particolare attenzione dovrà essere riservata alla manutenibilità dell’edificio e delle sue parti,
nonché alla comodità di pulizia, anche dell’esterno e delle facciate.
2.3. c) delle esigenze e bisogni da soddisfare
L’edificio dovrà ospitare postazioni di lavoro e spazi di ricezione al pubblico adeguati ai
servizi consolari resi dal Consolato Generale a Londra, che riceverà nel corso del prossimo
autunno personale e utenza del Consolato d’Italia a Manchester. Nel dettaglio sono previsti i
seguenti servizi:
Ufficio del Console Generale: 4 unità di personale, pubblico occasionale con invito, sala
riunioni e attesa;
Ufficio amministrativo e informatico: 7 unità di personale, pubblico occasionale con invito;
Ufficio passaporti + cassa: 9 unità di personale, circa 100 utenti/g con picchi di 35 in attesa;
Ufficio visti: 5 unità di personale, circa 30 utenti/g con picchi di 10 in attesa;
Ufficio notarile/aire/stato civile: 19 unità di personale, circa 80 utenti/g con picchi di 15 in
attesa; alcuni dei servizi necessitano di privacy;
Servizi sociali: 3 unità di personale, circa 10 utenti/g con picchi di 4 in attesa;
Ufficio scuole e dirigente scolastico: 6 unità di personale, pubblico occasionale con invito;
Archivio: 4 unità di personale, nessun pubblico, 800 ml di scaffalature;
Controllo, centralino, accoglienza: 6 unità di personale;
Personale di pulizie, manutenzione, guardiania, autisti hanno stanze di appoggio.
Locali impiantistici, servizi igienici pubblico e personale, cucina/sala pausa, depositi.
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Occorre prevedere ingressi e percorsi quanto più possibile separati per il pubblico e il
personale; l’Ufficio del Console Generale è area riservata e chiusa con ingresso controllato, e
così pure l’archivio. Il back-office dei servizi passaporti e visti è permanentemente interdetto
all’accesso al pubblico. Ulteriori dettagliate misure di sicurezza standard degli uffici periferici
del MAE saranno comunicati da parte del RUP in sede di stesura delle varie fasi di progetto,
oppure saranno ordinate dagli enti (italiani e britannici) preposti all’approvazione.
Possono essere collocate al di sotto del piano di campagna le seguenti funzioni: archivio, depositi,
locali impiantistici, locali di appoggio (pulizie guardiania ecc.), cucina. Le restanti funzioni
devono essere collocate fuori terra.
2.4. d) delle regole e norme tecniche da rispettare
In caso di discrepanza tra la norma italiana e quella britannica, ove le relative quantità siano
confrontabili si assumeranno i valori a vantaggio di sicurezza o confort o sostenibilità.
Ove invece le previsioni normative siano palesemente conflittuali, sarà redatto a cura del
progettista apposito studio analitico, da sottoporre al Responsabile del procedimento, che
provvederà ai necessari approfondimenti, se del caso interessando le competenti autorità (organi
di vigilanza, autorità sanitarie, urbanistiche, vigili del fuoco ecc.) sino alla definizione di una
risoluzione pienamente soddisfacente per la qualità dell’opera.
2.4.1.
-
-
-
Leggi italiane
L. 20 marzo 1865, n. 2248: Legge fondamentale opere pubbliche (Allegato F).
R.D. 18 novembre 1923, n. 2440: Nuove disposizioni sull'amministrazione del patrimonio
e sulla contabilità generale dello Stato;
R.D. 23 maggio 1924, n. 827: Regolamento sulla contabilità generale dello stato;
D.M. 16 febbraio 1982: Elenco attività soggette a certificato di prevenzione incendi;
L. 7 dicembre 1984, n. 818: Norme sulla prevenzione incendi;
L. 9 gennaio 1989, n. 13: Disposizioni per il superamento e l'eliminazione barriere
architettoniche;
D.M. 14 giugno 1989, n. 236: Regolamento per il superamento eliminazione barriere
architettoniche;
L. 5 marzo 1990, n. 46: Norme per la sicurezza degli impianti;
L. 9 gennaio 1991, n. 10: Norme per il Piano energetico nazionale e il risparmio
energetico;
D.P.R. 6 dicembre 1991, n. 447: Regolamento di attuazione legge n. 46 del 1990;
D.P.R. 26 agosto 1993, n. 412: Regolamento recante norme per la progettazione,
l'installazione, l'esercizio e la manutenzione degli impianti termici degli edifici ai fini del
contenimento dei consumi di energia;
D.P.R. 12 gennaio 1998, n. 37: Regolamento recante disciplina dei procedimenti relativi
alla prevenzione incendi;
Ministero dei lavori pubblici - Decreto 19 aprile 2000, n. 145: Regolamento recante il
capitolato generale d'appalto dei lavori pubblici, ai sensi dell'articolo 3, comma 5, della
legge 11 febbraio 1994, n. 109, e successive modificazioni;
D.P.R. 6 giugno 2001, n. 380: Testo unico delle disposizioni legislative e regolamentari in
materia edilizia;
D. Lgs. 19 agosto 2005, n. 192: Attuazione della direttiva 2002/91/CE relativa al
rendimento energetico nell'edilizia;
Decreto legislativo 12 aprile 2006, n. 163: Codice dei contratti pubblici relativi a lavori,
servizi e forniture in attuazione delle direttive 2004/17/CE e 2004/18/CE;
D.M. 14 gennaio 2008: Approvazione delle nuove norme tecniche per le costruzioni;
D.M. 22 gennaio 2008, n. 37: Regolamento in materia di attività di installazione degli
impianti all'interno degli edifici;
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D.Lgs. 9 aprile 2008, n. 81: Attuazione dell'articolo 1 della legge n. 123 del 2007, in
materia di tutela della salute e della sicurezza nei luoghi di lavoro;
D.P.R. 2 aprile 2009, n. 59: Regolamento sul rendimento energetico in edilizia;
d.P.R. 5 ottobre 2010, n. 207: Regolamento di esecuzione ed attuazione del decreto
legislativo 12 aprile 2006, n. 163, recante «Codice dei contratti pubblici relativi a lavori,
servizi e forniture in attuazione delle direttive 2004/17/CE e 2004/18/CE (in vigore dal 9
giugno 2011);
2.4.2.
-
Building Act 1984;
Town and Country Planning Act 1990;
Control of Substances Hazardous to Health (COSHH) Regulations 2002;
Disability Discrimination Act (DDA) 2004;
Statutory Instrument 2005 No. 1541 The Regulatory Reform (Fire Safety) Order 2005;
The Climate Change and Sustainable Energy Act 2006;
2.4.3.
-
Principali leggi del Regno Unito
Norme tecniche
Norme tecniche europee (CEN);
Norme tecniche italiane (UNI, CEI);
Standard internazionali (ISO);
British Standards (BS).
2.5. e) dei vincoli di legge relativi al contesto in cui l’intervento è previsto
- norme e strumenti urbanistici della città di Londra e del municipio di City of London.
Dalle indagini condotte in fase di acquisto risulta che l’edificio non è sottoposto a vincolo
culturale né è ricompreso in una conservation area.
Il necessario cambio di destinazione d’uso urbanistica (sui generis secondo la legislazione
locale) è stato richiesto in sede di acquisto dell’immobile.
2.6. f) delle funzioni che dovrà svolgere l’intervento
L’edificio dovrà ospitare il Consolato Generale d’Italia a Londra. Sono da prevedersi
indicativamente i seguenti uffici e servizi consolari: ufficio del Console Generale, ufficio
amministrativo, ufficio passaporti, ufficio visti, ufficio notarile, anagrafe italiani residenti
all’estero, stato civile-cittadinanza, servizi sociali, ufficio scuole e dirigente scolastico.
2.7. g) dei requisiti tecnici che dovrà rispettare
2.7.1.
requisiti inerenti la sicurezza
Per “sicurezza” in questa sede si intende sia la protezione da intenzioni aggressive altrui
(“security”), sia la prevenzione di rischi da incidenti (“safety”).
2.7.1.1.
security
L’edificio è concepito per ricevere grandi quantità di pubblico ed essere “aperto” alla città. Ciò
nonostante, la necessità di assicurare al personale ed agli utenti stessi un adeguato livello di
protezione, l’edificio dovrà disporre di adeguate misure di sicurezza passiva (blindature, infissi di
sicurezza) e attiva (allarme, controllo accessi, TV a circuito chiuso), idonee a garantire la
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sicurezza dello stabile nelle ore di chiusura (anche parziale) nonché la sorveglianza rispetto ad
eventi anomali nelle ore di apertura.
2.7.1.2.
safety
L’edificio dovrà rispettare le disposizioni di cui al D.Lgs. 81/08 inerenti la sicurezza dei luoghi di
lavoro, con riferimento alla protezione antincendio (detezione, estinzione, allarme, segnaletica
sonora e visiva, vie di fuga, luoghi sicuri, partizioni REI), all’accessibilità a persone diversamente
abili (L. 13/89 e D.M. 236/1989), ai rischi di caduta, alla salubrità degli ambienti ed ergonomicità
delle installazioni, ai rischi derivanti dagli impianti tecnologici, ecc.
2.7.2.
requisiti di sostenibilità
Con il termine “sostenibilità” si intende in questa sede un insieme di tecniche e accorgimenti
miranti a conseguire un complesso di obiettivi molto diversificati, riassumibili per semplicità in 3
tematiche principali:
- strategie per limitare il consumo di risorse non rinnovabili: rientrano in questo gruppo le
tecnologie per il contenimento dei consumi e il ricorso a energie rinnovabili;
- strategie per ridurre l’impatto ecologico dell’attività costruttiva, quali l’uso di materiali di
riciclo e/o di provenienza controllata e certificata, il controllo della durabilità dei
componenti, l’attenzione allo smaltimento degli scarti;
- strategie per migliorare la salubrità e qualità ecologica dell’ambiente costruito, quali il
ricorso a materiali non tossici, il controllo del microclima, della luce naturale, del colore,
ecc..
Fatta salva l’obbligatorietà delle misure di legge (D.M. 185/2003, D. Lgs., 192/2005, D.P.R.,
59/2009, ecc.) si richiede al progettista di prevedere una pluralità di strategie volte a conseguire
gli obiettivi di cui sopra, quali: a titolo di esempio:
2.7.2.1.
strategie per il risparmio energetico
Tecnologie per il contenimento dei consumi: rientrano in questo gruppo l’uso di vetrate ad alta
efficienza climatica, la ventilazione naturale forzata, ed in generale tutti i sistemi di
condizionamento passivo; l’uso di apparecchi impiantistici ad alta efficienza, uso di apparecchi
che riducono il consumo di acqua (scarichi wc a doppia cacciata, ecc.). Uso dell’acqua e di
elementi vegetali autoctoni per controllare la temperatura, umidità e qualità dell’aria sia
all’interno che all’esterno dell’edificio.
Ricorso a energie rinnovabili (prodotte in proprio ovvero disponibili dalla rete urbana).
2.7.2.2.
strategie per ridurre l’impatto ecologico dell’attività costruttiva
Uso di materiali di riciclo: plastica, alluminio, vetro, isolanti, ecc.
Uso di materiali di provenienza controllata e certificata: in particolare legnami da costruzione.
Controllo della durabilità e manuenibilità dei componenti.
Privilegiare i materiali naturali di produzione locale.
Attenzione allo smaltimento degli scarti: riduzione al minimo e controllo della certificazione delle
discariche, prevedere materiali che potranno a fine ciclo essere riciclati.
2.7.2.3.
strategie per migliorare la salubrità e qualità ecologica dell’ambiente
costruito
Tossicità dei materiali: vernici, isolanti, funghicidi. Metalli pesanti. Materiali con sostanze volatili
in genere. Scelta di materiali con “Ecolabel”.
Controllo del microclima, prevenzione della formazione di muffe.
Controllo del rumore.
Controllo dei campi magnetici.
Controllo della luce naturale, incrementando i livelli invernali e riducendo i livelli estivi.
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Controllo del colore.
Cura della qualità dell’ambiente in termini percettivi: senso di sicurezza, privacy, contatto con la
natura, chiarezza dei percorsi, qualità estetica degli ambienti.
Il progetto dovrà altresì prevedere un’adeguata pubblicità, a scopo educativo, degli interventi di
sostenibilità in esso attuati, da collocare (visibile ma discreta) presso l’ingresso principale.
2.7.3.
strutture
L’intervento non prevede interventi strutturali, se non accessori e limitati a interventi limitati e
puntuali in relazione all’adeguamento funzionale distributivo.
La normativa locale prevede una verifica strutturale (structural appraisal) in alcuni casi di
modifica della destinazione d’uso (cfr. BRE Digest 366: Structural Appraisal of Existing
Buildings for Change of Use).
In ogni caso, gli eventuali interventi sulle strutture portanti dell’edificio devono essere calcolate
secondo quanto previsto dal DM 14/01/2008.
Per quanto concerne i carichi di esercizio, fatta salva l’applicazione dei coefficienti di
combinazione di cui alla tabella 2.5.I del citato Decreto, e l’applicazione dei carichi concentrati
e/o carichi orizzontali quando previsti, i carichi variabili uniformemente distribuiti sono
disciplinati dalla tabella 3.1.II come segue:
- uffici, locali accessori degli uffici e relativi servizi e disimpegni: 3,00 kN/m2;
- ambienti suscettibili di affollamento:
A: caffetteria, sale attesa, sale riunioni: 3,00 kN/m2;
B: balconi, ballatoi, terrazze praticabili, scale e pianerottoli: 4,00 kN/m2;
archivi, magazzini e depositi: 6,00 kN/m2;
- coperture non praticabili: 0,50 kN/m2;
- locali tecnici degli impianti: da valutarsi caso per caso secondo carichi effettivi.
Per quanto concerne la protezione sismica, si considera la scarsa sismicità della regione (peak
ground acceleration: 0.2-0.4 m/s2 10% prob. in 50 years, fonte: Global Seismic Hazard
Assessment Program (GSHAP)). Ciò nondimeno, le norme locali relative alle strutture prevedono
particolari disposizioni per la protezione dai possibili movimenti del terreno (Ground movement –
Requirement A2b).
2.7.4.
impermeabilizzazioni
Nella realizzazione delle impermeabilizzazioni aeree e contro terra, nonché nell’impianto di
smaltimento delle acque meteoriche sarà data massima attenzione alla perfetta efficienza ed alla
durabilità del manufatto, scartando tutte quelle soluzioni che, per economicità dei materiali o
semplicità di esecuzione, sono soggette a prematura perdita dell’efficienza.
2.7.5.
impianti tecnologici
2.7.5.1.
impianto elettrico
A norma del D.M. 22 gennaio 2008, n. 37 e L. 5 marzo 1990, n. 46.
2.7.5.1.1. fem
Gruppi prese in numero adeguato per ciascuna postazione di lavoro e speciali per le utenze di
servizio (stampanti, fotocopiatrici), distinti tra circuiti ordinari e preferenziali (serviti da gruppo
elettrogeno). Punti di fornitura con quadri dedicati per gli impianti meccanici e per ciascun
apparecchio speciale previsto dal progetto (audio-video, sicurezza, ecc.).
-9-
2.7.5.1.2. illuminazione
Livelli di illuminamento a norma dei piani lavoro e degli ambienti; nel progetto preliminare come
requisiti prestazionali, nel progetto definitivo calcoli illuminotecnici. Apparecchi illuminanti ad
alta efficienza, graduati nel design rispetto al grado di finitura degli ambienti.
2.7.5.2.
impianti meccanici
2.7.5.2.1. idrico-sanitario
Servizi igienici, caffetteria, locale pulizie, locali impianti meccanici.
2.7.5.2.2. produzione acqua calda
Boilers elettrici, uno per ciascun gruppo di servizi adeguatamente dimensionato, più uno per la
cucina.
2.7.5.2.3. distribuzione gas
Per caldaia riscaldamento.
2.7.5.2.4. riscaldamento e condizionamento
Impianto a fan-coils (riscaldamento-raffreddamento centralizzato e circolazione di liquido;
movimentazione aria locale per locale) per gli uffici, integrato da impianto ad aria primaria per i
ricambi. Controllo remoto della temperatura per gli ambienti pubblici (sale attesa) e autonomo
stanza per stanza per uffici.
2.7.5.2.5. impianti elevatori
Due impianti nell’edificio (uno esistente ed uno nuovo), uno per ciascuna scala, a norma UNI EN
81-1, UNI EN 81-2, UNI EN 81, UNI EN 81-70.
2.7.5.2.6. gru per pulizia facciate
Esistente, da manutenere.
2.7.5.3.
impianti speciali
2.7.5.3.1. antincendio
Riferimenti normativi: D.Lgs. 9 aprile 2008, n. 81, D.M. 22 gennaio 2008, n. 37, D.P.R. 12
gennaio 1998, n. 37, D.P.R. 26 agosto 1993, n. 412, L. 5 marzo 1990, n. 46, L. 7 dicembre 1984,
n. 818, D.M. 16 febbraio 1982. Le principali componenti del sistema anti-incendio sono così
classificabili:
- Impianti di rilevazione;
- Impianti di estinzione;
- Vie di fuga;
- luoghi sicuri;
- Segnaletica di emergenza (visiva, acustica)
- Illuminazione di emergenza.
L’implementazione dei sottosistemi citati sarà descritta in dettaglio,per le varie zone, nel progetto
definitivo ed esecutivo.
2.7.5.3.2. telefonico
Postazioni telefoniche interconnesse in tutto l’edificio. Le caratteristiche specifiche dell’impianto
saranno concordate puntualmente con i soggetti responsabili del Consolato Generale.
2.7.5.3.3. LAN
Hardware LAN in tutti gli uffici; predisposizione impianti wi-fi.
- 10 -
2.7.5.3.4. accessibilità
Attrezzature impiantistiche ad hoc per non vedenti (segnaletica braille) e non udenti (altoparlanti)
saranno installate nei luoghi opportuni dell’edificio.
2.7.5.4.
sicurezza
2.7.5.4.1. gestione degli accessi
L’edificio è concepito per essere fruito da un pubblico numeroso. Ciò rende particolarmente
delicata e importante le progettazione della sicurezza degli accessi.
Gli accessi principali dall’esterno dell’edificio devono essere controllati in remoto da varie
postazioni nell’edificio (posizione chiuso / posizione con apertura automatica a sensore). Una
volta all’interno, in funzione delle attività in corso nell’edificio, il visitatore dev’essere
impossibilitato ad accedere ad aree diverse da quelle pertinenti.
Più dettagliate informazioni saranno fornite all’atto della progettazione definitiva.
2.7.5.4.2. serrature con badge
Alcune zone a circolazione limitata potranno avere varchi di sicurezza muniti di serrature
elettriche attivabili con badge e/o tastierino numerico e citofono. Più dettagliate istruzioni saranno
fornite in fase di progettazione definitiva.
2.7.5.4.3. allarme
A zone, personalizzabile dall’utente e con attivazione/disattivazione indipendente per ciascun
ufficio. Sensori di movimento doppia tecnlogia, contatti magnetici e sensori rottura vetri.
2.7.5.4.4. TV circuito chiuso
Telecamere lungo il perimetro e nei principali disimpegni interni. Con controllo dalla reception
principale. Registrazione in automatico 7 giorni con possibilità di ricerca e salvatggio su file.
2.7.5.4.5. illuminazione esterna
L’edificio sarà munito di adeguata illuminazione esterna di sicurezza e architettonica.
2.7.6.
finiture
La regola dell’arte per garantire i prescritti livelli qualitativi sarà descritta in dettaglio nel
capitolato speciale di appalto del progetto esecutivo.
La qualità delle finiture è da prevedere di grado elevato in tutto l’edificio.
La diversa destinazione d’uso dei vari spazi, tuttavia, suggerisce una gradazione degli standard di
finitura delle superfici (pavimenti, pareti, controsoffitti) e degli apparati (infissi, apparecchi
illuminanti), nonché degli arredi fissi e mobili in quattro categorie principali:
A)
B)
C)
D)
ambenti di elevata rappresentanza
ambenti di grado elevato
ambienti operativi
ambienti di servizio.
2.7.6.1.
rivestimenti interni
Pareti: intonaco liscio rasato a gesso e tinteggiato con prodotti traspiranti di qualità: per tutti i
gradi.
Rivestimenti: ceramiche monocottura prima scelta, selezione in base al grado; grado A: boiserie in
legni pregiati;
Pavimenti:
- grado A: marmo di qualità pregiate, parquet di essenze pregiate, ceramiche pregiate
per servizi;
- 11 -
- grado B: pietra naturale, gres porcellanato, parquet, ceramiche;
- grado C: gres porcellanato, ceramiche;
- grado D: battuto di cemento, mattonelle di cemento prefabbricate, Klinker, linoleum
Controsoffitti:
- grado A: in cartongesso rasato ispezionabile, controsoffitti di design;
- grado B: cartongesso rasato ispezionabile;
- grado C: controsoffitti modulari acustici;
- grado D: intradosso solaio a vista, solai antincendio per locali tecnici.
2.7.6.2.
rivestimenti esterni
Esistenti, da manutenere (pulitura, risarcitura parti deteriorate).
2.7.6.3.
infissi
Infissi esterni: alluminio verniciato di alta qualità; legno-alluminio (A); acciaio (portoni, porte
automatiche scorrevoli);
Infissi interni: legno massello (A, B), legno tamburato (C), alluminio (D) infissi REI.
2.7.6.4.
arredi
Gli arredi fissi e mobili – ad integrazione di quelli esistenti da traslocare dalla sede attuale –
saranno previsti in sede di progetto secondo le specifiche funzionali di ciascun ambiente e
secondo il grado, indicativamente prevedendo:
- grado A: legno massello pregiato, acciaio satinato e cristallo, pelle o tessuti pregiati;
- grado B: legno pregiato, acciaio e vetro, tessuti pregiati;
- grado C: legno tamburato rivestito, acciaio/alluminio, tessuti di qualità;
- grado D: alluminio, plastica.
2.7.7.
requisiti funzionali di particolari destinazioni d’uso
2.7.7.1.
sale riunioni
Le sale riunioni sono arredate con elementi di livello adeguato al grado delle finiture. È
raccomandabile che i tavoli possano essere assemblati in varie forme e posizioni sì da adeguare la
configurazione al profilo della riunione.
2.7.7.2.
sale attesa
La sala attesa deve essere adeguatamente dimensionata per il numero diario di visitatori. Con
riferimento alla media de valori di picco di presenze contemporanee, e senza considerare le zone
di transito e di attenzione, si ritiene adeguata una dimensione di circa 1 mq/visitatore.
La sala attesa deve essere dotata di sedute in numero adeguato, possibilmente pari al numero
medio di presenze contemporanee.
2.7.7.3.
caffetteria
La caffetteria deve essere dotata di un impianto di ricambio d’aria dimensionato ad hoc per
garantire l’assenza di propagazione degli odori nel resto dell’edificio; arà attrezzata per la
produzione di bevande (macchina da caffè, ecc.) e di semplici cibi, nonché di spazi e attrezzature
(frigoriferi, forni) adeguati per servire cibi e bevande con formula di catering fino a 200 persone.
2.7.7.4.
archivi
Si prevede di collocare l’archivio al piano interrato, direttamente sul terreno, al fine di garantire
adeguata capacità di carico statico (min. 600 kg/mq per archivi ordinari, da calcolare caso per
caso per archivi compatti). Gli scaffali devono essere facilmente accessibili. Le postazioni di
lavoro nell’archivio devono essere dotate di luce naturale e correttamente attrezzate.
- 12 -
Il locale adibito ad archivio deve essere dotato di impianto di rilevazioni incendi ed estintori in
quantità opportuna.
2.7.7.5.
servizi igienici
Tutti i bagni, con eccezione di quelli per disabili, devono essere dotati di locale antibagno, nel
quale sono ordinariamente collocati i lavabi. Con riferimento al numero di utenti, deve esistere
almeno un servizio igienico ogni 30 utenti.
2.7.8.
abitabilità
L’abitabilità dei locali deve essere conforme al D.Lgs. 81/08, allegato IV
L’Altezza minima dei locali destinati alla presenza continuativa di personale e/o utenti è, ove
possibile, di m. 3,00; la dimensione minima di una singola stanza destinata alla presenza
continuativa è di m2 9.
Le aperture destinate all’ingresso della luce naturale devono essere di superficie non inferiore a
1/8 della superficie planimetrica del locale. Le stesse devono essere apribili in misura sufficiente a
garantire un adeguato ricambio d’aria.
2.7.9.
sicurezza del luogo di lavoro
L’edificio deve essere rispondente alle prescrizioni del D.Lgs. 81/08 in materia di sicurezza dei
luoghi di lavoro. In particolare, oltre alla prevenzione incendi ed ai requisiti di salubrità e
accessibilità, devono essere attuate le misure necessarie a prevenire:
- la caduta nel vuoto (altezza dei parapetti);
- la scivolosità dei pavimenti;
- l’urto contro superfici invisibili;
- gradini non segnalati
Tutte le postazioni di lavoro e videoterminali devono rispettare la norma in ordine
all’ergonomicità e all’orientamento rispetto alla luce naturale.
2.7.10. accessibilità
L’edificio deve rispettare le prescrizioni di cui alla L. 13/89 e al D.M. 236/1989 circa
l’accessibilità a persone diversamente abili. In particolare, dovrà essere curata la progettazione di:
- dislivelli
- ampiezza dei percorsi
- luoghi sicuri
- servizi igienici dedicati.
2.7.11. requisiti inerenti la cantierizzazione
Le scelte principali circa la cantierizzazione saranno definite in sede di progetto definitivo ed
esecutivo, con particolare riferimento a:
- riduzione del disturbo (polveri, rumori) nei confronti dei vicini;
- sicurezza dell’organizzazione del cantiere;
- economicità ed efficienza della cantierizzazione.
2.8. h) degli impatti dell’opera sulle componenti ambientali e nel caso degli organismi
edilizi delle attività ed unità ambientali
Non pertinente, in quanto trattasi di lavori di ristrutturazione di un immobile esistente che non
modificano, se non in elementi di dettaglio, l’aspetto esterno dell’edificio.
- 13 -
2.9. i) delle fasi di progettazione da sviluppare e della loro sequenza logica nonché dei
relativi tempi di svolgimento
Progetto preliminare: da redigersi a cura dell’Unità tecnica del MAE sulla scorta delle
indagini condotte in sede di acquisto, delle ulteriori indagini in corso e con il supporto di un
professionista locale per il rispetto delle norme edilizie e urbanistiche locali applicabili.
tempo di redazione previsto: 30 giorni.
Approvazione del progetto preliminare: DM, previo parere della Commissione Immobili del
Ministero Affari Esteri.
Progetto definitivo: da affidarsi a progettista esterno, con il supporto di un professionista
locale per l’ottenimento dei permessi locali applicabili.
Approvazione del progetto definitivo: DM, previo parere del Comitato Tecnico
Amministrativo presso il Provveditorato interregionale per le opere pubbliche Lazio Abruzzo - Sardegna; approvazione da parte delle autorità locali secondo le norme applicabili
(Department of Planning and Transportation, District Surveyor’s Office, London Fire Brigade
ecc.).
Progetto esecutivo: da affidarsi a progettista esterno unitamente al definitivo.
Approvazione del progetto esecutivo: DM, previa validazione da parte del Responsabile del
procedimento ex art. 55 DPR 207/2010.
2.10. l) dei livelli di progettazione e degli elaborati grafici e descrittivi da redigere
Gli elaborati di progetto sono quelli previsti dal DPR 207/2010.
Per il progetto preliminare, art. 17-23;
Per il progetto definitivo, art. 24-32;
Per il progetto esecutivo, art. 33-43.
Si prevede di affidare il coordinamento della sicurezza in fase di progettazione al medesimo
professionista incaricato della redazione dei progetti definitivo ed esecutivo, sicché i relativi
elaborati (art. 24 c.2 lett. n) e art. 39) saranno integrati nelle relative fasi del progetto.
2.11. m) dei limiti finanziari da rispettare e della stima dei costi e delle fonti di
finanziamento
L’intervento è finanziato con fondi ordinari del Ministero degli Esteri; capitolo di spesa
7245/2011/R2009 e R2010 in conto capitale.
I limiti finanziari sono quelli fissati nel Quadro Economico dell’intervento approvato con DM
5513/305 del 28/04/2011 che si riporta per esteso:
A
LAVORI
%
A1
A2
A3
lavori a misura, a corpo, in economia
Oneri per lavoro all’estero
oneri della sicurezza, non soggetti a ribasso d’asta
IMPORTI
€
20,00% €
4,00% €
2.000.000,00
400.000,00
100.000,00
A - Totale stima dei lavori €
2.500.000,00
- 14 -
B
SOMME A DISPOSIZIONE
%
B1
lavori in economia, previsti in progetto ed esclusi
dall’appalto, ivi inclusi i rimborsi previa fattura
0% €
B2
Rilievi, accertamenti e indagini
2% €
50.000,00
B3
Allacciamenti ai pubblici servizi
2% €
37.500,00
B4
Imprevisti
10% €
250.000,00
B5
acquisizione aree o immobili e pertinenti indennizzi
€
5.843.852,27
B6
accantonamento di cui all’articolo 133, commi 3 e 4, del
codice
0% €
spese di cui agli articoli 90, comma 5, e 92, comma 7bis, del codice, spese tecniche relative alla
progettazione, alle necessarie attività preliminari, al
coordinamento della sicurezza in fase di progettazione,
B7 alle conferenze di servizi, alla direzione lavori e al
coordinamento della sicurezza in fase di esecuzione,
all’assistenza giornaliera e contabilità
10% €
250.000,00
importo relativo all’incentivo di cui all’articolo 92, comma
5, del codice
2% €
50.000,00
spese per attività tecnico amministrative connesse alla
progettazione, di supporto al responsabile del
procedimento, e di verifica e validazione
B9 eventuali spese per commissioni giudicatrici
B10 spese per pubblicità e, ove previsto, per opere artistiche
B8
IMPORTI
0% €
0% €
0,5% €
-
-
12.500,00
spese per accertamenti di laboratorio e verifiche
tecniche previste dal capitolato speciale d’appalto,
B11
collaudo tecnico amministrativo, collaudo statico ed altri
eventuali collaudi specialistici
0% €
I.V.A., eventuali altre imposte e contributi dovuti per
legge (VAT+contributo AVCP)
20,00% €
500.600,00
B - Totale Somme a Disposizione €
6.994.452,27
Totale finanziamento (A+B) €
9.494.452,27
B12
-
L’importo indicato per i lavori è soggetto a V.A.T. (20%) applicabile nel caso di affidamento
dei lavori ad una impresa con sede legale nel Regno Unito.
Ove l’impresa affidataria risulti residente al di fuori del Regno Unito, la V.A.T. sarà
applicabile solo a quei costi (materiali, mezzi, mano d’opera, subappalti) sostenuti nel
territorio del Regno Unito, mentre i costi sostenuti altrove, non soggetti a V.A.T., saranno
remunerati con il supplemento relativo agli “oneri per lavoro all’estero” (trasporti, spedizioni,
vitto alloggio e trasferte, ecc.) stimabile nel 20% del prezzo a base d’asta dei lavori. Il
risultato pertanto dovrebbe essere equivalente, mettendo in condizioni di parità concorrenziale
imprese britanniche e straniere.
L’appalto è esente da I.V.A. ex art. 7, DPR 633/72.
- 15 -
2.12. n) del sistema di realizzazione da impiegare (DPR 207/2010 Parte II Titolo V)
Appalto di lavori.
3. ALTRE INFORMAZIONI
3.1. fonti
A parte i riferimenti alle norme conferenti, le analisi e considerazioni che seguono sono basate sui
seguenti elementi istruttori:
- Informazioni e documentazione tecnica fornita dalla parte venditrice nel corso
dell’istruttoria di compravendita dell’immobile;
- visure e indagini giuridiche e tecniche commissionate dal Consolato Generale d’Italia a
Londra in fase di acquisto dell’edificio;
- una missione tecnica del Responsabile del procedimento dal 12 al 13/01/2011, finalizzata
alla verifica di idoneità dell’immobile all’uso previsto e di fattibilità dei necessari lavori di
adeguamento.
3.2. modifiche del quadro esigenziale
Ove il quadro esigenziale risulti modificato in un momento successivo alla pubblicazione del
bando di gara, la stazione appaltante disporrà le relative modifiche in funzione dello stato di
avanzamento della procedura ed in conformità alle relative prescrizioni normative applicabili.
3.3. categorie e classifiche:
Prevalente:
OG1
Scorporabili e subappaltabili: OS3
OS28
OS30
confluenti in
OG11
OS5
€ 2.000.000,00 + V.A.T.
€ 190.000,00 + V.A.T.
€ 185.000,00 + V.A.T.
€ 255.000,00 + V.A.T.
€ 630.000,00 + V.A.T.
€ 150.000,00 + V.A.T.
3.4. requisiti dell’impresa esecutrice:
a) per le imprese italiane, iscrizione SOA cat. OG1 cl. IV (prevalente), OG11 cl. III ovvero
OS3 cl. I, OS5 cl. I, OS28 cl. I, OS30 cl. I (scorporabili e subappaltabili);
b) per le imprese stabilite in altri paesi dell’Unione Europea, il possesso di requisiti analoghi
a quelli delle imprese italiane, da comprovare ai sensi dell’art. 47 comma 2 e 38 comma 5
del codice e art. 62 D.P.R 5 ottobre 2010, n. 207.
3.5. elaborati da produrre (a cura dell’impresa ) successivamente all’approvazione del
progetto esecutivo
3.5.1.
elaborati costruttivi
Costituiscono gli elaborati di cantiere necessari per l’esecuzione materiale delle lavorazioni. Sono
approvati dal Direttore dei lavori e/o dal Responsabile del procedimento secondo l’oggetto e
l’eventuale scostamento dalle previsioni del progetto esecutivo validato.
- 16 -
3.5.2.
elaborati as-built
Costituiscono la descrizione dei lavori ultimati, comprensiva di tutte le varianti in corso d’opera,
formalizzate o meno. Sono redatti secondo le stesse modalità e specifiche del progetto esecutivo.
Il costo per la redazione degli elaborati as-built e costruttivi è compreso nel prezzo a corpo
dell’appalto.
3.6. proprietà dei progetti e tutela del diritto d’autore
Fatto salvo il diritto d’autore dei progettisti, in quanto tutelato dalla legislazione italiana,
britannica e internazionale, i progetti rimangono di proprietà della Stazione Appaltante. Qualsiasi
uso dei progetti da parte dell’autore è soggetto ad autorizzazione della Stazione Appaltante.
Qualsiasi uso dei progetti da parte di soggetti terzi è escluso.
3.7. direzione lavori e collaudo
La stazione appaltante disporrà la direzione lavori e il collaudo in corso d’opera a cura dei propri
uffici tecnici interni, ove possibile, ed in caso alternativo l’affidamento della sola Direzione
Lavori e sicurezza in corso d’opera a professionista esterno.
3.8. varianti in corso d’opera
Le varianti in corso d’opera ordinate dall’amministrazione appaltante saranno trattate in
conformità alla normativa applicabile per gli appalti di lavori (codice dei contratti, regolamento,
capitolato generale di appalto) ed alle norme speciali di contratto (capitolato speciale di appalto)
nonché alle previsioni di cui al punto 3.2 (modifiche del quadro esigenziale) del presente
Documento Preliminare di Progettazione.
Sarà fatto espresso divieto all’impresa esecutrice di apportare modifiche di qualsivoglia natura,
anche se derivanti da circostanze esterne imprevedibili, senza espressa autorizzazione scritta da
parte dell’amministrazione appaltante. Eventuali migliorie di iniziativa del dell’impresa
esecutrice, anche se approvate dall’amministrazione appaltante, rimarranno a carico esclusivo del
concessionario.
3.9. informazioni generali
a) Stazione Appaltante: Ministero Affari Esteri, Direzione Generale per l’Amministrazione,
l’Informatica e le Comunicazioni, Ufficio III
Tel.: 0636913027, Fax: 0636913592
internet www.esteri.it e-mail: [email protected]
b) Responsabile del procedimento: Arch. Paolo Ivaldi, P.le della Farnesina, 1 00135 Roma,
Tel.: 0636913590, Fax: 0636913592 [email protected]
c) Luogo di esecuzione dei lavori: Londra, Regno Unito
3.10.
allegati
Planimetrie di tutti i piani dell’edificio
Documentazione fotografica
Indagini sulle condizioni generali dell’edificio (Condition Report)
Indagini sulle condizioni degli impianti tecnologici (Condition Survey Report)
- 17 -
CONDITION REPORT
UPON
HARP HOUSE
83 – 86 FARRINGDON STREET
LONDON EC4
PREPARED FOR
THE CONSUL GENERAL OF ITALY
38 EATON PLACE
LONDON SW1X 8AN
PREPARED BY
MICHAEL A. CORNET FRICS ACIARB
9B SOUTHSIDE COMMON
LONDON SW19 4TL
TELEPHONE: 020 8944 8668
DATE OF INSPECTION
3RD + 4TH FEBRUARY 2011
Condition Report - Harp House – 3/4 February 2011
EXECUTIVE SUMMARY
1. This Executive Summary is to be read in conjunction with the Condition Report prepared
on the 3rd and 4th February 2011
2. This is a post-war office block, dated 1950’s, with a refurbishment carried out internally
some 25 years ago
3. The main roof is in reasonable general repair, although approximately one third is now
due for asphalt replacement, to the core and water tank room. The roof has been damaged
by use, and downpipes are currently blocked. The roofs appear un-insulated and are not
thermally efficient
4. The main elevations generally are in reasonable repair for their age, but some localised repointing and repairs are now due, and the property would benefit from professional
elevational cleaning
5. To the rear of the building, the window lintels are in gross disrepair, and at best will need
professional repair, and at the worst, replacement
6. The basement roof with the barrel lights is leaking and re-covering and possible
replacement of the barrel lights is now due
7. To the front of the building at basement level, there is water penetration along the vault
area, and this will be difficult to repair. Elsewhere, we anticipate, and you should budget
for, penetrating rising dampness, but most of this vulnerable area was hidden behind the
existing Tenant’s dead filing systems
8. The windows are in need of a major overhaul, and being single glazed, are not thermally
sufficient, and allow condensation or water penetration through various windows.
Therefore consideration should be given to upgrading or replacement of the windows with
a modern double glazed system
9. The internal fit-out work carried out 25 years ago, is now extremely dated, and we
consider beyond reasonable economic life, and depending on the report from Mecserve
(Mechanical and Electrical Survey), consider you should budget for complete
refurbishment, including the toilets and kitchens
10. The building only has one lift, which we consider to be adverse
11. Whilst the building has, we understand, (but we have not seen) a Fire Certificate, and
generally complies to what would be anticipated for a building of its age and type, we
believe re-appraisal will be necessary, particularly if comprehensive re-fitting of the
offices is undertaken
2
BRIEF AND GENERAL DESCRIPTION
In accordance with your instructions, we have now looked at the property and in order to
generally advise you on its condition, all as set out in our letter of the 8th December 2010.
We confirm that this Report is confidential to the Consul General, and may not be disclosed to a
Third Party, and your Surveyor specifically excludes any Third Party Rights under the Contracts
(Rights of Third Parties) Act 1999.
We are not aware of your proposals for the building, and your Architects will need to advise you
on the practicality of any alterations to the existing building, or the existing layout, if this is
retained as part of any exit strategy from the existing Tenants, and their Covenants under the
Lease.
The building is reported as being constructed in the 1950’s with later alterations and cellular subdivision, being carried out some 25 years ago.
The Vendor (as both Freeholder and Landlord) has been asked to disclose what documentation
they have, but this has been strictly limited and documentation may have been removed and this
should be disclosed to you as a matter of urgency.
The vendor has not been able to disclose any environmental assessment, and it must be assumed
that the building was constructed on a previously occupied site, probably as a result of bomb
damage during the last World War.
We would recommend that solicitors, as part of their normal enquiries, have a desk top analysis
carried out, as such an analysis is not available from the vendors.
Our Survey, as agreed, is non destructive, and no material testing has been carried out. Our
enquiries of the vendor’s agents, have not been able to obtain any details of testing carried out by
the vendor, for deleterious materials, such as calcium chloride, wood wool slabs used as
permanent shuttering, sea dredged aggregates or high alumina cement, etc.
At the date of the building’s construction, it was probably still covered by restrictive Building
Licences and it may be therefore that deleterious materials have been used.
If the vendor is unable to give any comfort in this respect, then we strongly recommend that
appropriate testing is carried out, otherwise if it is found later, it could be adverse to your
investment.
We understand that it is your intention to occupy the building for Consulate activities, and that
you are applying for appropriate change of use on the building. You have no knowledge of this
procedure, and did not comment upon it.
3
The building, according to the vendor’s agents’ particulars, comprises of office space of 13,843
square feet (1,285.9 square metres), spread out over basement, ground and 6 upper floors,
generally as offices, with some basement storage. These measurements have not been checked
by your Surveyor, and presumably, this will have been carried out by your advising investment
agents, as part of their duties.
The building has the disadvantage of only one lift.
There is no parking facility at the building, and on street parking is aggressively managed by the
City of London. There are generous public transport facilities serving the Ludgate Circus area.
For the purposes of the Inspection, the Harp Lane elevation was taking as facing north and any
handing was taken as facing the subject described.
THE LEASE
The existing tenant occupies under a Lease dated 6th February 1987, between British Commercial
Property Investment Trust Limited and the Secretary of State for the Environment.
We understand that the Tenants have given Notice of their intention to vacate the building, at the
end of the Lease.
We have not carried out a detailed analysis of the Lease, but it is clear, subject to any other side
letters or arrangements, that the Tenants have Repairing and other Obligations on the building.
We understand that the vendor, as Landlord, has commenced an assessment of the dilapidations
responsibility of the Tenant, but this has not been published.
We have previously raised the hypothesis as to the benefit of this arrangement, and should the
Tenants fail to carry out their Repairing Obligations, which Party (vendor or purchaser) will have
the benefit of the dilapidations claim.
Our immediate concern is that the Tenant may not carry out their Repairing Obligations, and then
settle a sum of money by way of damages on the vendor, leaving the purchaser with a building in
disrepair.
We believe that full and frank discussion should be had with the vendor, as to how this
mechanism would work, and the benefits of the dilapidations, if this has not already been
reviewed as part of your purchase strategy.
ASBESTOS
There is an Asbestos Report and a site Asbestos Management Plan dated September 2006.
4
Reviewing the areas identified as containing asbestos, the amount of asbestos identified is
minimal. From an end user point of view, any asbestos within the building must be considered as
being adverse, particularly with the psychological effect on employees. We would recommend
therefore that asbestos is removed as far as possible, preferably in totality, as part of the fit out
works by the Consulate.
The original Inspection is only a Type 2 Inspection, which is a non-intrusive inspection. This
building being the age it is, and the refurbishment being carried out in 1986, there is a possibility
of asbestos still being contained within the building, which has not been identified.
Therefore before any fit out work, which would include the stripping out of the existing Tenant’s
historic fit-out, a further inspection should be carried out, of an intrusive nature, which was called
a Type 3 Inspection, so that any undiscovered asbestos can be identified and dealt with
accordingly.
SERVICES
We are aware that Messrs Mecserve have been employed by you to carry out a Mechanical,
Electrical and Services Inspection, including the lift and public health systems.
Their Report therefore should be relied upon and any observations made by us are only to assist,
and do need replace Mecserve’s Report.
SUB AND SUPER STRUCTURE
With the lack of building pathology information, we are unable to state categorically how the sub
and super structure have been formed.
The basement area is formed in concrete, but whether this is off piles, or relies on a mass
concrete foundation, is not clear.
We have had access to various areas, and there are no significant cracks suggesting that the
foundations are failing.
This area of London does have underground streams, particularly the River Fleet, but there is
nothing to indicate, in the areas that we could see, any adverse penetration or damage from
underground water.
It may be possible to consult the District Surveyor’s files, but that does not fall within the ambit
of this Survey and would require co-operation from the vendor to provide the necessary authority
to view.
The super structure is formed in a framed construction, with the frame showing on the inside of
the finish of the building, and intermediate columns within the building. These will become
5
more obvious when the partition is removed and the columns could restrict any cellular subdivision proposed by you.
The vendor did indicate that the frame is in steelwork, but this is encased in concrete, or is
reinforced concrete. Without destructive opening up, it is not possible to verify this.
We once again draw your attention to our further comments about deleterious materials which
may be present.
The vendor has indicated that the floor loadings are agreed with the District Surveyor. Solicitors
should obtain a copy of such confirmation from the vendor.
The loadings indicated are:Basement
Ground – 6th
5 KNM2
6.25 KNM2
These figures include 1 KM2 dead load for partitions.
The ‘good practice’ for modern floors recommended by the BCO is:3.5 KNM2 generally,
Of which 5% should be 7.5 KNM2 for designated heavy load areas.
The floors generally are within an acceptable tolerance, with the exception of the heavy load area,
and the basement area is surprisingly of a lower category than would be anticipated.
THE MAIN ROOF
The main roof is in three parts, a central section at main roof level, with the air conditioning
units, and housings to the north and south, enclosing the core and lift, in one, and water tanks in
the other. (PH.1)
There is a lighting conductor system, and we understand from the occupier, but have not been
able to verify, that this has been recently tested and found to be satisfactory. No testing is carried
out as part of this Survey, but we did note that some of the traces were not fixed, but this is not
expensive remedial work.
The two upper roofs are formed in asphalt over a filler joist construction. We could not gain safe
access to the top of the north roof.
The asphalt generally is in need, at least, of a major repair, and preferably renewal. There are
extensive splits and solar damage, particularly around the railings and some later felt repairs on
the south side, following leaks (which still show internally). (PH 2+3)
The roofs originally had some solar protection paint applied, but much of this has eroded, and
with the exposed position of the roofs, it is hardly surprising that this has deteriorated.
6
The protective railings are limited, and hawser lines have been provided to allow contractors with
a safety harness to access the roof. We suggest, however, that with the position of this roof being
exposed, that if the hawser lines are to be retained, that they need a regular inspection and a
Health and Safety assessment to ensure that should there be a body fall, there is an adequate
recovery procedure.
The south enclosure is formed in stone ashlaring and an inexpensive facing brick. We have
looked at the ashlaring from an area of safety, and there are some areas that cannot be seen on the
east side. The stonework is generally in position, but there has been some thermal movement
and loss of pointing. This requires local repairs only.
The north housing, enclosing the cold storage tanks, is mainly in brickwork, and there has been
some thermal movement where the corners have cracked, but this is not serious and some local
repairs only are necessary.
The edge areas of the roof are rendered, and the rendering is in poor order and requires repairs.
There is a boiler flue behind this housing, and this is fairly crude brickwork with a concrete
capping and open vents. There is an extensive amount of water staining around the vent area, and
some brick movement. This requires local repairs. Mecserve should give a view on the
suitability of the stack as a flue.
The main roof is again formed in flat asphalt over a solid roof construction.
Once again, we doubt that there is any insulation provided to this roof, which could give
problems with interstitial condensation beneath and we will report further on this later.
The asphalt is in reasonable order, with some moving and slumping, but no major repairs being
necessary.
Once again, this has been covered with solar reflective paint, and this has degraded, particularly
around the rainwater outlets, where a large amount of debris and dirt has been allowed to
accumulate. The roof at least needs cleaning back, the rainwater outlets purged, as they are
blocked and the roof re-solar reflective painted.
There is a cradle runway fixed to the roof, and Mecserve should report on this. The safety tag
expired in 2010
There is a hawser safety line system, but the tag for these, expired in 2010, and therefore recertification is necessary before these are used. This is important from a Health & Safety
viewpoint.
The joinery generally to the roof, particularly the doors to the lift motor and plant areas, has not
been re-decorated, and is in poor order. New doors and frames are necessary.
7
Running around the central plant area, there is an aluminium louvre arrangement, and this is
fairly crude, but workable. There is some damage to the gates caused by the window cleaners,
and some slats are detached and others are loose. These need re-fixing/replacing, as there is a
risk of the slats blowing off the roof into the street.
The main roof asphalt has been damaged in some areas by the cradle system, and crude repairs
have been carried out. We would recommend these were re-done when the plant room roofs are
re-covered.
THE ELEVATIONS
The Front (East Elevation)
The elevation is finished in natural stone ashlaring, with some simple ornamentation around the
windows and relieved by a cornice at 5th/6th level. The ashlaring is in good general repair for its
age and is free from significant cracking, and as far as could be seen, there is no adverse outward
displacement of the blocks.
There are some areas of open joints, and these show typically at the head of the main staircase
and at various levels down the main elevation. As we have said, we cannot see any adverse
rotational movement, and therefore take the view that these are not significant, although they
should be inspected when the building is next re-decorated and any localised repairs and
repointing carried out. (PH. 4)
The one area of criticism, is to the left of the building, where it returns against the office
development on the south side. There are various cracked blocks, and these have livid cracking,
suggesting that they have contemporary damage, possibly caused by the adjoining property’s rebuilding work and these should have been repaired as part of the party wall works. These need
review by a specialist, and we anticipate that they may need to be dowled back, or resin bonded.
(PH. 5)
The stone used, appears to be of a reasonable quality, but it was noticeable on some of the cut
returns, particularly around the windows, that erosion and frost damage has taken place. We
tested the areas with a screwdriver, and although there was some surface spoiling, the stone
behind appeared to be reasonably hard.
There is nothing that can be done about this, but if the elevations are cleaned, it must be assumed
that on some of these details, the sharpness of the stone edges will be lost.
There is lead capping to the main cornice, and to the projecting windows at 1st storey level. The
leadwork is all in place, and whilst there is some corrosion, this is not significant, and with
regular maintenance should give a reasonable life.
8
At ground storey to the main part of the building, the elevation is finished in granite and again,
we anticipate this will be in ashlaring, rather than in significantly thick blocks. Other than some
minor edge damage, there is no significant disrepair.
The main entrance to the building is off this elevation, and the doors and opening are finished in
aluminium within the building. These finishes are now in need of refurbishment ad overhaul.
We also consider that the door arrangement is potentially dangerous. The outer pair of heavy
doors swing outwards, and there is not a sufficient step externally, to allow for a proper door
swing. It is possible therefore to trip from these steps, and consideration should be given to
altering this arrangement, possibly by setting the doors further in and the erection of an external
rain screen over the street (subject to permissions). (PH. 6)
There is no disabled access arrangement to these doors, and introduction of a ramp would be
difficult. The current Tenants, have a bell arrangement, to summon security to assist wheelchair
access, or use Harp Lane secondary entrance.
Areas of the elevation, and more particularly the window area, are quite dirty, and the elevation
would benefit from cleaning in the near future.
The elevation is also punctured in various areas by scaffolding fixings and these are unsightly,
and should be repaired.
There are two City of London street lights fixed to the elevation and solicitors should make
enquiries as to the arrangement with the City of London over these. We assume, but have not
verified, that there is some sort of Licence or Wayleave.
At street level, there is a bus stop directly opposite the front door, and people waiting for the bus
could lean against the front elevation and it must be anticipated that the ground floor front users
would find this annoying. This is only an observation, as we doubt that the transport
arrangements would be easily altered.
North Elevation
The north elevation facing Harp Alley follows a similar format to the front elevation.
Once again, the ashlaring is in reasonable order, although there are areas, in particular, horizontal
pointing, which appear to be eroded and these need localised repairs.
The upper cornice leadwork is in position as far as we could see, but the wind blowing down the
alley appears to blow the rainwater back onto the elevation and this elevation is extremely dirty
and is due for cleaning in the short term.
To the right of the elevation at 2nd storey level, there is an area which may have been re-built, as
the ashlaring and return onto the rear elevation are uneven. If this has been re-built, it appears to
be successful, as there is no other adverse movement.
9
To the north-west corner, there is a single storey rear addition, in brickwork, and this is in
reasonable condition, with no significant repairs required, and the localised cracking is within
acceptable limits. This is a secondary entrance into the building, and there is a door recessed
back into the building.
This is marked for disabled access.
During the Inspection, several people from the adjoining offices used this alcove to smoke in and
it was clear from the staining in the entrance, that it is used as a toilet occasionally. You will
need to consider putting in a revised entrance or secondary gate arrangement.
The West (Rear) Elevation
This elevation is in two parts, with a rear addition area up to 1st storey level and the building then
steps back in, before rising over another five storeys up to the main roof.
The elevation is formed in brickwork, and from the brickwork bond and thickness of the wall,
this appears to be a brick and a half thick, in solid construction.
Without destructive opening up, we are not able to confirm whether there is an insulation cavity
present, but we anticipate that it is highly unlikely.
The main drawback of this type of construction is that it is un-insulated, and therefore it takes
more heat to raise the room temperature, and it could make it susceptible to interstitial
condensation problems from cold bridging from the external lintels and cills.
The brickwork is in generally reasonable order for its age, with several exceptions.
At 2nd storey level to the main north stair core, there is a vertical crack running from the window
head up to the 3rd floor, and there is a suggestion that there is further cracking to the brickwork
above.
This all appears quite old, and at this stage, all that is required is periodic monitoring, because
there is no indication that this brickwork movement is on-going. At high level, in the upper right
hand corner, around the parapet, there is some brickwork displacement over approximately one
square metre, beneath the parapet. We cannot clearly see this, because there was no safe access
and it could only be viewed from low level by binoculars. (PH. 7)
The brickwork is not in immediate danger of collapsing, and all we suggest is that when the
elevation is next decorated, that this is looked at more closely and some localised re-pointing or
epoxy resin repairs may be required.
The windows have cut stone cills and these are slightly under-sized, and although they have a
rain drip recess, this is quite close to the brickwork.
As a result, rain running down the windows is being blown back onto the elevations and marking
them.
10
There is nothing that can be done at economic cost to deal with this.
Above the windows are concrete lintels, and the concrete lintels are overclad with leadwork.
There is a failure to the lintels, and the reinforcing inside them, is too close to the surface, and
over a period of time, carbonation has taken place, which is blown off the concrete cover. (PH. 8)
This is evidenced by large chunks of concrete laying on the lower roof.
Looking at some of the lintels, there may be earlier repairs to them, but clearly further serious
failures have taken place.
Our recommendations are therefore that these lintels are inspected by a specialist and the extent
of the corrosion to the steelwork ascertained.
If the corrosion is not to an extent that weakens the lintels, it should be possible to have a
specialist remove all loose concrete, treat the steelwork, and make good. However, if the
steelwork is terminally corroded, it is difficult to take out and replace this type of lintel.
As this is specialist work, it is relatively expensive to undertake as there are 15 windows to the
main elevation, and 6 more to the staircase core.
At 2nd floor level, there is an asphalt flat roof.
This is laid on a solid roof structure, with no insulation beneath it.
The roof is in reasonable order, although the asphalt does need re-coating with solar reflective
paint.
There are some small areas of vapour bubbling, coming through the asphalt, but we deem these
capable of repair at reasonable cost.
Around the plant area there are some metal louvered enclosures and these require some loose
louvres to be re-fixed and re-decoration.
At the lower level above the side entrance, there is another small asphalt roof, and again, this
requires new solar reflective paint on it. Otherwise, this is in reasonable repair with no
immediate maintenance required.
The only means of access to these two roofs is from the 1st floor landing area, in the rear core.
Although there is a fixed ladder, we recommend this is re-appraised, as it is not particularly well
constructed, and is capable of allowing somebody to fall off it. We recommend that further
handrails are introduced.
The upper roof has no outer protection and obviously will be accessed to service the plant. We
recommend therefore that further outer protection is provided, so as to minimise the risk of
falling.
11
At ground level, the brickwork returns parallel to the new building on the west side. There is no
access to view this closely, but we anticipate that it is in no worse condition than the rear
elevations.
There is some change in brickwork colour, along the columns of the rear large room and it is not
immediately clear why this has been necessary, unless there have been modifications to the
openings in the past. There was no access to closely inspect.
From the limited amount we could see through binoculars, there was no indication of adverse
movement to this area.
Laying behind the ground floor and over the basement, was another asphalt roof and we had no
safe access onto this. (PH. 9)
There are three barrel shaped Perspex, or similar, roof lights, and these are solar degraded, and
from what we could see, the seals have started to fail. Adjacent there is extensive active water
penetration into the basement rear room beneath.
We recommend therefore that these, at least, need overhauling, or consideration should be given
to replacing them with modern, double glazed lights to improve the amenity.
Repairs are also required to the roof, as there are active leaks internally.
THE WINDOWS
The windows are of two types. The main ground floor front windows are a “special” for this
building design.
The frames are single glazed in metal. These appear to be steel, but this could not be verified
without damaging the windows.
The surrounds externally, are heavily polluted and have not been re-finished for many years.
There are areas of loss of the finish, particularly around the glazing edges, where most water run
off takes place.
These windows need carefully cleaning, preparing, re-finishing and re-sealing and should be
capable of a continuing life.
The mastic seals between the stone frame and the metalwork generally require new seals to be
provided.
The remaining windows are a mixture of metal-framed (Crittal or similar) windows, with an
occasional openable casement.
12
The glazing is in reasonable repair, with some imperfections in the glass, but this appears to be a
problem with quality in production when the glass was first installed. This takes the form of
some occlusions and impurities in the glass, but this does not cause us concern. Some glazing is
finished with plastic film, but there is no information on its type, but it appears to be anti-bomb
blast type.
The opening windows are generally in poor order, and have not been maintained. They are stiff
to use, have lost their draught seals and generally have missing or broken handles. These will
require a major overhaul, loosening and adjusting.
The mastic seals between the window frame and stonework or brickwork, are good in some areas,
but then are other areas completely missing. Where this occurs around the seal area, it would be
possible for rainwater to blow back in underneath the window. (PH. 10)
The paint finish to the windows is generally deteriorated, and all of these windows require taking
back to base metal, and re-decorating. (PH. 11)
Some of the windows have secondary glazing, particularly on the ground floor, where these are
two metres high, they are extremely stiff to operate, and if not carefully opened, will jump out of
their guides.
Some of the brush seals to the windows are worn, but with careful overhaul and cleaning, this
system will have a limited further life.
The glazing seals of the external windows, particularly where the secondary glazing has been
installed, clearly have problems with condensation run off, or possibly water penetration along
the seal, as the windows have watermarked areas, and part of the acoustic baffles, which are cut
down ceiling tiles in the reveals are deteriorated and falling out. These will need replacement and
the windows generally need repair after monitoring.
THE OFFICES
As we have agreed, we will not be categorising each office’s defects, but giving a general
impression as to what has been found. Various offices were locked and no access was available.
If, as indicated, the last major fit out was 1986, then all of the finishes are coming to an end of
their useful life.
The layout is generally in cellular format, along a central corridor, running north/south between
the two staircases.
The central section of the corridor encloses the air conditioning distribution, and this drops down
to, say on the 6th floor, to 2.1 metres and this will obviously become pronounced when the
partitioning is removed and the area is returned to open plan.
13
The offices either side of the duct are at a higher level at 2.4, but that is not considered
unreasonable in modern offices.
The ceilings are in a 600 x 600 lay-in grid, in the office areas, and some of the areas of tiles have
actually fallen out off the grid and are generally in very poor repair, others are better and there are
some more modern ceilings. (PH. 12)
Down the corridors, there is a painted board-type tile, and again, some of this has become
detached and there is scuffing and damage.
The ceiling and floors are structurally formed in reinforced concrete and there are no raised floor
systems. (PH. 13)
The partitions are a very old type, probably of a plasterboard sheet material. These are often
taken through the suspended ceiling. The partitions are finished in heavy duty paper which has
been painted.
It is difficult to upgrade these partitions, because removal of the decorative paper, will strip the
covering to the plasterboard.
Some partitions have been put over the sub-floor wiring conduit ducts, which is a poor detail as
wiring cannot be accessed.
There is some metal skirting trunking for electrical and comms. wiring, but this is not throughout
and is not a flexible system for additional wiring. (PH. 14)
In minor areas around the 6th floor, there are areas of staining to the ceiling, typically in the front
and rear cores and south lobby, as a result of water penetration through the roof. Further
investigation is required. This is in addition to the water penetration at roof level to the
secondary staircase core.
Those that we could reach with a damp meter, did show damp readings, and it clearly a case that
the roof does require overhaul, repair or replacement.
The base build skirtings are in timber and these are scratched and damaged, and the partitions are
in the normal plastic finish.
There are uneven areas of floor screed beneath the carpets, and we recommend that these are
investigated and there was some slight undulation on the floor, but no suggestion that the floor
has adversely settled, but this needs to be verified. Some re-screeding at the least is required.
The carpets are a low quality carpet and these are heavily stained and now at the end of their
useful life.
The doors are in a Sapele veneer, and they reflect their heavy usage, with impact damage, and
delamination, particularly around the bases of the doors.
14
The door handles, push plates, etc., are generally marked and worn, with the occasional lock not
working.
Whilst it would be possible to obtain a further life from these doors, by repair and refreshment,
they would always look dated, and warrant replacement.
Some doors are marked as fire doors, by signage, but there were no rating marks on the doors,
but we assume, but cannot verify, that they are fire doors. They have been fitted with
intumescent seals and smoke brushes and some are on closers.
Some of the offices, on the 1st and 2nd floors, have been, to a great degree, upgraded, with the
later type of ceiling tile, more modern lights and some replacement carpeting. Once again, whilst
these offices are an improvement, they will look dated and grubby when the existing Tenants
move out, and we have to suggest that you should look for a general upgrading.
At basement level, the ceiling height improves, to approximately 2.6 metres and with a dropped
central section, for the air handling. The ceiling tiles have been upgraded, but again, are an old
pattern, and there are general areas of damage to them, and parts of the partition have been taken
through them and when the partition is removed, the ceiling will effectively require replacement.
At ground floor, the ceilings rise to 4.2 metres. Again, the finishes vary from area to area with
the exception of the cloakroom area, and are all tired and dilapidated and renewals are necessary.
The basement area was restricted, and some of the areas had been locked for security reasons and
we were unable to obtain access.
We could not identify a formal damp proof course as it is hidden.
To the front, the store areas go beneath the road into the vaults, and there is some water
penetration towards the south end, but we were unable to locate the source above, and this needs
further investigation and appropriate treatment.
We consider it highly likely that more damp problems will be found when the Tenant moves their
extensive filing cabinets.
It would be surprising in a building of this age and type, that there was not some water
penetration, particularly on the retaining walls, as the damp proofing is difficult to maintain, but
this needs to be remedied, which is an expensive repair and an appropriate budget should be
allowed.
The floor of the basement is solid construction and we have used our moisture meter on a random
basis and there are some low readings, but there are no indications as to whether this is water
penetration or sweating beneath the plastic floor finishes. The floor will not be insulated and will
suffer from interstitial condensation.
15
The floors in the basement are a mixture of sheet vinyl or several types, with concrete paint in
other areas.
Given the high capacity storage areas down here, it is hardly surprising that the floors are
generally scuffed and marked and some areas are beyond reasonable repair.
Additionally, in the central section of the area, there is a distinct and powerful drains smell. The
area is covered with filing boxes and we were not able to assess whether there is a drain in this
area, causing the problem. This requires further investigation and probably repairs.
Generally, there is no modern insulation in the building and heat loss and condensation problems
are a problem, and it is recommended that appropriate upgrading is undertaken.
COMMON PARTS
The toilets, both male and female, are functioning, with the exception of the drinking water taps
in the common parts, but the general finishes are poor, with damaged and stained suspended
ceiling tiles, and loose and delaminated tiles which have been damaged and have been repaired
with discoloured tiles, with chips and scuffing to the worktops, taps, basin and sanitary units and
the floor are totally de-grimed.
The sanitary appliances have obviously been leaking, particularly the male urinals and generally
these toilet areas must count as being in disrepair and due for renewal.
There are some kitchen units, which are typically scuffed with damaged units and finishes and
from the water marks on the floor, leaking is a problem.
Upgrading and replacement of the toilets and kitchens is long overdue.
The rear staircase is original, with painted concrete landings and staircases and painted metal
handrails, together with painted plaster. All these are now due for re-decoration, at least, if not
renewing as appropriate. (PH. 15)
The entrance hall has full height marble to the main entrance foyer. This is chipped and impact
damaged and de-grimed. (PH. 16)
The floor is marble and once again, shows general wear and tear as can be expected in a building
of this age, particularly around the main entrance door and route to the lift.
The main staircase has been finished in terrazzo and this has areas of cracking along the staircase
strings, tread edges and across the larger areas of the landings. A decision will have to be taken
whether this is acceptable or whether improvement is required.
There are metal handrails and balustrading and these generally were in reasonable repair.
16
MEANS OF ESCAPE IN CASE OF FIRE
We understand from the vendor’s agent, that there is a Fire Certificate available. This
unfortunately is not at the building as it should be, and we have not been able to have a look at it.
On first principles with the two staircases fire doors and a ‘Break Glass’ fire alarm system, the
building has the basic requirements for Safe Means of Escape.
Having said this, we consider that expenditure is necessary to upgrade it, including the
installation of smoke detectors, proper signage and the such like, depending on the report by
Mecserve, you must consider totally re-wiring the alarm system and emergency lighting. On the
assumption that you will be taking down or moving partitions, many of the fire alarm bells are
situated on these partitions, and again major re-wiring would be necessary at the very least.
Your use and alterations to any partitions, etc., would need Building Regulation approval and an
assessment under the Regulatory Reform (Fire Safety) Order 2005.
REPORT LIMITATIONS AND CAVEATS
We have not inspected any parts of the structure which are inaccessible, unexposed or covered
and our conclusions with regard to these are based on the best information available from our
visual inspection. In making the report the following assumptions have been made:-
a) That no alumina cement, concrete or calcium chloride additive or other deleterious
material was used in the construction or subsequent modernisation of the property.
b) The property is not subject to any unusual or onerous restrictions, encumbrances or
outgoings and that good title can be shown.
c) That the property and its value are unaffected by any matters which would be shown by
local search and replies to the usual enquiries or by any other statutory notice against the
property.
………………………………………………………
MICHAEL A CORNET FRICS
10th February 2011
17
CONDITION SURVEY REPORT
FOR
HARP HOUSE
83 – 86 FARRINGDON STREET
LONDON
EC3
Issue
Date of Issue
Reference
Authorisation
:
:
:
:
1
February 2011
MH/SA/C1621
MH
CONSULTANT ENGINEER:
SERVICES
Mecserve
Environ Place
106A Stafford Road
Wallington
Surrey
SM6 9AY
Tele. 020 8773 7600
Fax. 020 8773 7601
Email. [email protected]
HARP HOUSE
C1621
CONTENTS
ITEM
PAGE
INTRODUCTION
3
EXECUTIVE SUMMARY
5
OUTLINE DESCRIPTION OF
MECHANICAL SERVICES
ELECTRICAL SERVICES
LIFT ENGINEERING
SERVICES
APPENDIX A – SITE PHOTOS
10
13
15
16
Page | 2
HARP HOUSE
C1621
SECTION ONE
INTRODUCTION
1.1
Introduction
Mecserve Limited were instructed on behalf of The Consul
General of Italy to carry out a visual survey of the mechanical,
electrical and lift installations at Harp House, 83 – 86 Farringdon
Street London EC4.
The purpose of the survey and associated report is to establish
the general condition of the building services installations and to
comment on what works may be required on a pre purchase to
suit the possible requirements of the ingoing occupier.
The findings, conclusions and recommendations of this report
are based on a visual inspection of the mechanical, electrical
services and lift installations carried out during 4th February 2011.
None of the services were performance tested and some
equipment was examined internally.
This report is prepared solely for the use of the Client and his
Technical and Legal Advisors. It is not intended that a third party
should use this report.
1.2
Report Format
This report has been broken down into specific sections as
follows:
1.3
Section One
Introduction
Section Two
Executive summary
Section Three
Mechanical services
Section Four
Electrical services
Section Five
Lift services
Appendix A
Photographs
Reservations
The inspection of the services and conclusions and
recommendations made are limited to the visible building
services. Items of the services installations are concealed within
the building fabric such as riser ducts and shafts, ceiling voids
etc. and consequently no observations have been made on
these parts of the installations.
No design calculations have been made for the building services
for items including heating loads, cooling loads, pipe, duct and
cable sizing etc.
Page | 3
HARP HOUSE
C1621
Mecserve disclaim any responsibility in respect of incorrect
information imparted to them for the actual performance of the
installed building services.
The Report does not comment or give advice relating to any
spore or fungus that may be contained within the building or any
of its services.
The Report also excludes any comments or specific advice
relating to terrorism.
1.4
The Premises
The building comprises of a eight storey office block (basement
to sixth floor). Plant is located within basement and externally at
roof levels.
It is estimated that the building was constructed approximately
65 years ago, however a major refurbishment was undertaken
approximately 24 years ago.
1.5
Operation and maintenance documentation
Maintenance manuals were not available for inspection. It is
understood that routine maintenance has been undertaken on
the plant and equipment on a regular basis. However the
documentation indicates that little in the way of servicing has
been undertaken for the last 6 months
1.6
Deleterious materials
The inspection for deleterious materials such as asbestos are
not included within the Report and it is recommended that the
Client undertakes various inspections and surveys to see if
deleterious materials are or have been present, if they have
been made safe or have been removed in accordance with the
Health and Safety Regulations.
1.7
Life Expectancy of main plant items
Where the Report refers to economic plant lives, the estimates
are based in accordance with the life factors as recommended
by the CIBSE. The life estimates are based upon good
standards of plant maintenance.
It may be possible to extend the recommended life of plant items
with increased maintenance and repairs. It should be noted that
as plant and equipment increases with age, the failure rate shall
increase together with associated costs.
Page | 4
HARP HOUSE
C1621
SECTION TWO
EXECUTIVE SUMMARY
2.1
General Overview of Building Services Installations
Many of the components of the installed building services date
back to the 1986 refurbishment, the exceptions being
replacement chillers and lighting and ceilings in some specific
offices.
This being the case much of the plant and equipment is either
at the end of its perceived and recommended like expectancy
and replacements should be considered in the next 0 – 10
years.
The mechanical services are operational throughout although
the services do appear to have suffered from a lack of
maintenance at the time of the inspection. Consideration
should be given to giving all mechanical plant a major service
and overhaul, replacing any failed or worn out parts.
The chillers and associated pumps appear to have been
replaced within the last 10 years and provided they are
maintained and serviced regularly should provide another 10
years service.
The perimeter heating is via an encased finned tube
arrangement. There is minor damage to the casings and it
should be proven that all moving parts are fully operational. It
was noted that the heating system incorporates weather
compensated controls.
The fan coil units do not appear to have had the filters cleaned
in some time. The fan coils are difficult to fully access and it is
not clear if all are fully operational.
The main controls for the mechanical services are dated and
being some 24 years old it is unlikely that spares can be
obtained and the manufacturers are supporting the controls.
There is the possibility that the heating and cooling services
could be in conflict in mid seasons as there is no interface
between the heating and cooling plant.
The cold water storage tank has been replaced and appears to
be fully compliant and in good condition.
The lighting generally within the building although functional
and operates is not considered to meet the requirements of a
new modern office building. The lighting does not comply with
the CIBSE LG 7 recommendations and consideration should
be given to its replacement.
The main LV switchboard is dated and being 24 years old is
approaching the end of its useful life, spares will be hard to
come by.
Page | 5
HARP HOUSE
C1621
No access could be gained to the electrical risers, but from the
distribution boards that were located elsewhere in the building,
they are also of the same era and suffer from the same issues
as the main LV switchboard. The rising busbars could not be
inspected due to restricted access.
The standby generator appears to be serviceable, however no
service records were located on site. No indication as to
frequency of starting could be found.
Defects in Existing Systems
Mechanical Services
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Main air handling units and ductwork
The main supply air handling unit is showing sign of
corrosion particularly around the base frame and this
should be treated.
The supply and extract ductwork should be cleaned
internally.
All fire dampers need to be dropped and reset and any
unit that fails should be replaced. I
Corrosion is occurring within the roof mounted external
plant including ductwork supports that requires
treatment or replacement.
Units require internally cleaning and filters changing.
If there is air being by passed around the filters and this
should be rectified.
Fan Coil Units
The fan coil units require a major service and overhaul.
The filters require replacement.
All discharge ductwork from the fan coil units to the
plenum boxes should be checked for integrity and
repaired as necessary.
All ventilation systems should be recommissioned and
rebalanced as there appears to be insufficient
commissioning data.
Heating and Chilled Water Pipework
Under the 1986 refurbishment it appears that the
heating and chilled systems replaced the pipework.
Systems should be analysed and consideration given
to cleaning and flushing the closed water systems and
rebalancing the water flows.
Heating and chilled systems to be rebalanced.
The external lagging should be repaired where
damaged.
The vapour seal on the chilled pipework should be
checked to ensure its integrity
Cooling plant
Page | 6
HARP HOUSE
C1621
•
The cooling plant is generally in reasonable condition
however any areas of rusting on the frame should be
treated.
•
•
Heating plant
At the time of the inspection the heating plant was
operational with no apparent defects. However it should
be noted that these particular boilers are subject to
failure in a number of areas and will require acid
cleaning.
•
•
Toilet ventilation plant
The toilet ventilation extract plant is showing signs of
deterioration and should be either rectified or replaced.
•
•
Water services
All closed water systems should analysed and if there
are poor results the systems should be cleaned and
flushed and retreated.
Bothe the heating and chilled systems should be
rebalanced and recommissioned.
•
•
•
•
•
•
•
•
•
•
•
Automatic controls
Concern is expressed that the controls system is
outdated and will not be supported in the UK therefore
recommended that the controls be changed to UK
based supplier.
Within the system there are a number of 20 year old
main control valves. These valves (motor and
actuators) are no longer supported by the
manufacturers and should be changed.
Underslab drainage
The existing underslab drainage should have a CCTV
survey.
The sump in the corner of the boiler room was full
which indicated that the pump has failed.
General
Whilst the plant was seen in an operating condition no
intrusive survey was undertaken.
The plant rooms generally were in a poor state with the
rooms being used as a general dumping ground for old
plant and equipment.
The roof gutters and gullies require cleaning of leaves
and debris.
Electrical Services
• LV panel and sub main panels
• All main and sub main panels should have full NICEIC
test and certification issued.
Page | 7
HARP HOUSE
C1621
• The main LV switchboard is approximately 25 years old
and approaching the end of its useful life. Availability of
spare parts will be limited.
• New schematic drawings required in LV switch room.
• Replace missing sections of trunking lidding.
Sub main distribution
• All sub main distribution boards should have full NICEIC
test and certification issued.
• The distribution boards are approximately 25 years old
and approaching the end of their useful life. Availability of
spare parts will be limited.
• New circuit charts to be issued.
• No access could be gained to the electrical risers on the
day of the survey, but the rising busbar and distribution
boards are assumed to date back to the 1986
refurbishment.
• All risers to be cleaned out of all rubbish and redundant
wiring to be removed.
• No evidence was found that the building had been
rewired since the 1986 refurbishment (save certain
localised areas), as such we believe that the majority of
the wiring has reached the end of its useful lifespan.
Lighting Installation
• The luminaries should be cleaned and relamped with the
same colour rendering lamps.
• Damaged louvers for the office modular lighting to be
replaced.
• Damaged Perspex Luminaire diffusers should be
replaced.
Emergency Lighting Installation
• The emergency lights should be tested and any defects
to the batteries (3 hour duration) should be replaced.
Small Power Installation
• All floor boxes to be inspected and any damaged trims,
sockets, lids etc should be replaced.
Telecommunications / Data Installation
• The telecommunications / Data multicore cables should
be removed completely.
Lightning Protection Installation
• The lightning protection system should be tested and
certificate issued.
Lift Services
The main lift whilst fully operational is the original unit with very
little in the way of upgrades that have been undertaken. It is
felt that the controllers should be replaced and all health and
Page | 8
HARP HOUSE
C1621
safety issues resolved to ensure that the lifts can continue to
afford a good service.
The main lift car finishes have been replaced and are in poor
condition. Consideration should be given to upgrading the lift
car finishes to that originally reflected in the development.
The current lift is not considered to be fully DDA compliant.
Page | 9
HARP HOUSE
C1621
SECTION THREE
OUTLINE DESCRIPTION OF MECHANICAL SERVICES
3.1
Comfort Cooling Installation General
The offices are comfort cooled by means of ceiling mounted
fan coil units supplying treated air to ceiling mounted grilles.
The fan coil units on floor 2 to 6 are located within a dropped
ceiling in the corridors generally in the middle of the floor
plates. The air is then ducted to discharge grilles set in the
perimeter plaster margins in the offices.
On the 1st and ground floors where there is increased height it
appears that the fan coil units are located in the false ceilings.
Chilled water for the fan coil units is produced via 2 external air
cooled packaged units mounted on the roof of the 6th floor and
the roof of the fist floor. Water is then circulated to the fan coil
units via duplicate direct drive pumps.
The building also appears to be served with some simple fresh
air handling units located adjacent to the chillers that provides
primary fresh air which has be filtered and heated (when
necessary) and delivered to the rear of the fan coil units.
Exhaust air from the building is via 2 external units again
located adjacent to the chillers.
All supply and extract ductwork appears to be distributed in
galvanised metal ducts.
3.2
Fan coil Units
The ceiling mounted fan coil units are cooling only units with
no heating coils installed. The only accessible units were the
ones on the upper floors in the dropped bulkhead in the
corridor.
The fan coil units have return air sensors fitted that operate
through a controller to adjust the supply air temperature.
3.3
Cooling plant
It would appear that the chillers installed in 1986 have been
replaced with units which appear to be approximately 10 years
of age. The new units were manufactured by Aermec
The condition of the chilled water system is not known and nor
the quality of the water within the system. From the
observations of the dosing pots it appears that little in the way
of chemicals have been added to the systems in recent
months.
Page | 10
HARP HOUSE
C1621
It was not possible to access the internal components of the
machine but it is highly feasible that there are circulating
pumps and a small pressurisation unit / break tank are
contained within the units
The chilled water is circulated to the fan coil units only via
direct drive pumps.
3.4
Main air handling unit
The primary air handling units are located at roof level, the
units comprises of filter section, heating coil and supply fan
section. Tempered air is circulated to the floors and fan coil
units via vertical and horizontal duct runs. There are two
external units one on the 6th floor roof and the other on the first
floor roof, both units are similar in construction and
components.
The units appear to be those originally installed in 1986.
Whilst the unit was working at the time of the inspection, it was
not possible to determine the operational state of the internal
condition and controls associated with the unit.
The unit is nearing the end of its economic life; and
consideration should be given to the total replacement of the
unit in the longer term.
3.5
Heating Services
The heating services comprise a single frame 4 module
atmospheric gas boiler located within the basement floor boiler
room. It is not possible to give an indication of the internal
condition of the boilers. Given the age of the boilers
(approximately 10 years old) they should provide a number of
year’s further service before replacement is considered.
The boilers have been supplied with a direct drive primary
circulating pump. A set of directly driven secondary pumps has
been installed that supplies hot water to the air handling units,
perimeter heating and radiators.
The pumps set incorporate auto changeover facilities and are
in reasonable condition. It was noted that some pump motors
have been changed.
The heating system is connected to a pressurisation unit that
appears to be in reasonable condition.
3.6
Domestic Water Services
Water enters the building at ground floor level and rises to feed
the drinking water points and roof level storage tanks. From
the water storage tanks the cold water down service supplies
the toilet pods at the front and rear of the buildings.
Page | 11
HARP HOUSE
C1621
Domestic hot water would appear to be supplied via local
electric water heaters.
3.7
Automatic Controls
The main control panel is located at within the boiler room at
basement floor level. The panel is of the wardrobe type with a
separate controls section incorporated. It was not possible to
conduct a full internal investigation into the panels due to the
plant being in operation. It appears that the panel and controls
date from 1986 and a number of plant items were in either
hand mode or switched off.
The controls system is based upon electro mechanical controls
throughout the building. The majority of the actuators, controls
valves, and sensors associated with the controls system are
the original units, it is believed that these are functioning,
however a full practical demonstration would be required and
replacement of the obsolete units is recommended.
3.8
Toilet Ventilation
The toilets are mechanically ventilated by means of extract
plant. The extract plant is located on the 6th floor roof.
3.9
Gas Supply
A gas supply enters the building at basement floor level and a
gas meter is located the meter room at this level. From the
gas meter the gas supply is taken to serve the boilers. The gas
line incorporates a gas solenoid valve.
3.10
Soil and Waste Systems
From a visual inspection it would appear that the systems are
a fully ventilated one pipe system installed in cast iron with
copper run outs..
Generally the systems appear to be in reasonable condition
however it is recommended that a high pressure flush be
undertaken and a CCTV survey.
At roof level the out let gullies for the rain water appear to be
blocked.
Page | 12
HARP HOUSE
C1621
SECTION FOUR
OUTLINE DESCRIPTION OF MECHANICAL SERVICES
4.1
General
The electrical services generally comprise:
•
•
•
•
•
•
•
•
•
4.2
Incoming electricity service main
distribution.
Standby generator.
Final circuit cabling.
Lighting installation.
Emergency lighting installation.
Small power installation.
Fire alarm installation.
Telecommunications installation.
Lightning protection installation.
Incoming Electricity
Distribution
Service,
Main
and
and
sub
main
Sub
Main
The incoming electricity service is derived from the local UK
Power Networks network and terminates in a 400A TP&N
service head within the main electrical switchroom at lower
ground floor level.
The main cubicle switchboard generally utilises fuses to serve
final loads and 3 phase rising bus bar with tap off units that serve
distribution boards on the floors. Other distribution boards around
the building are supplied by PVC insulated and sheathed
armoured cables.
The switchboard itself without internal inspection would appear
to be in reasonable condition albeit approaching the end of its
useful life.
4.3
Standby Generator
A standby generator has been installed in the lower ground floor
providing power to essential services. The main switchboard is
fitted with load shedding equipment such that only essential
loads are supported whilst the building is running on the
generator supply.
4.4
Final Circuit Cabling
Final circuit wiring throughout the building generally appears to
be single core PVC insulated cables drawn into steel conduits
and trunkings.
4.4
Lighting Installation
Lighting to the office areas generally comprises linear recessed
fluorescent luminaires with prismatic diffusers supported in the
ceiling grid with the fibre linear tiles. Some office areas have had
Page | 13
HARP HOUSE
C1621
this lighting replaced with 600 modular recessed fluorescent
luminaires with low brightness louvers. The office lighting does
not comply with current CIBSE LG 7 recommendations.
The corridors have the same luminaires as the generic office
lighting but fitted into the plasterboard drop bulkhead.
The main staircase lighting is afforded by a decorative Luminaire
rising up through the staircase. The rear staircase lighting is
generally afforded by surface luminaries.
4.5
Emergency Lighting Installation
The emergency lighting is generally self contained battery packs
within the main lighting modules and wall mounted circular units
on the staircase with battery packs that are integral part of the
luminaire.
A full functional test of the emergency light fittings is required and
replacement battery packs / fittings required ensuring the
maintained duration is achieved.
4.6
Small Power Installation
Generally the small power is provided via the skirting trunking.
Additional surface mounted socket outlets have been provided
on walls/partitions.
4.7
Fire Alarm Installation
A conventional fire alarm control panel is located within the
ground floor entrance lobby and this serves field equipment
(break glass units/bells) around the building.
4.8
Telecommunications / Data Installation
The building has been fully fitted out with data wiring to all outlets
located on the skirting trunking and other points within the
building. This has been specifically tailored to suit the current
tenant’s requirements and is considered a Category B item.
Consideration will have to be given to the removal or adaptation
of this data installation.
4.9
Lightning Protection Installation
The building is currently served by a lightning protection
installation including cross bonding to the roof plant and hand
rails.
Page | 14
HARP HOUSE
SECTION FIVE
5 .1
C1621
OUTLINE DESCRIPTION OF LIFT SERVICES
General
Currently the lift installation is operational but considered to be
approaching the end of its economic life expectancy in terms of
the controllers. The main controller for the lift is dated and it is
suspected that the any components within the controllers will
not be supported by the manufacturers after 20 years.
A full health and safety audit of the lifts should be undertaken
and any item found to be defective should be addressed.
The lifts should be fully certified by an approved insurance
inspector and all necessary documentation in terms of 1, 5 and
10 years testing should be supplied by the current building
occupiers.
The lift car finishes in the main goods lift are in a poor state
and require replacement.
Page | 15
HARP HOUSE
C1621
Appendix A Photographs
Heating Boiler
Boiler Primary Pump at high level in boiler room
Page | 16
HARP HOUSE
C1621
Mechanical Control Panel
Sump in Boiler room
Page | 17
HARP HOUSE
C1621
Office Extract Plant
Office Supply Plant
Page | 18
HARP HOUSE
C1621
Cold Water Storage Tank
Blocked Roof Outlet
Page | 19
HARP HOUSE
C1621
Typical Office Discharge Grille
Ceilings and Lighting in Typical Office Upper Floors
Page | 20
HARP HOUSE
C1621
Dropped Bulkhead on Upper Floors Housing Fan Coil Units
Fan Coil Unit in Bulkhead
Page | 21
HARP HOUSE
C1621
Filter on Back of Fan Coil Unit
Heater Casing
Page | 22

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