Parsons Brinkerhoff Update

Transcription

Outline Condition Survey (Fabric,
Services and Environmental)
London Borough of
Hammersmith & Fulham
Shepherd’s Bush Market
August 2013
TBC
Prepared for
London Borough of Hammersmith & Fulham
Hammersmith and Fulham Council
Town Hall
King Street
Hammersmith
London
W6 9JU
Prepared by
Parsons Brinckerhoff
Westbrook Mills
Borough Road
Godalming
Surrey
GU7 2AZ
01483 528400 www.pbworld.co.uk
Report Title
:
Outline Condition Survey (Fabric, Services and
Environmental)
Report Status
:
Issue 1 - Final
Job Number
:
TBC
Document No
:
TBC
Date
:
August 2013
Prepared by
:
Chaz Notay, Rachel Bailey and Daniela Elgner
Checked by
:
Stewart Guynan and Marcus Wood
Approved by
:
Stewart Guynan and Marcus Wood
Document History and Status
Report
Issue
1
Date of Issue
09/08/2013
Prepared By
Chaz Notay, Rachel
Bailey and Daniela
Elgner
Checked By
Stewart Guynan and
Marcus Wood
Approved By
Stewart Guynan and
Marcus Wood
CONTENTS
Page
SURVEY DISCLAIMER
6 LIMITATIONS OF SURVEY
6 EXECUTIVE SUMMARY
7 1 1.1 1.2 1.3 1.4 1.5 INTRODUCTION
The Commission
Purpose
The Survey
Output
Time, Date and Weather Conditions during Survey
8 8 8 9 9 9 2 CONDITION GRADING
9 3 FURTHER INVESTIGATIONS
10 4 4.1 4.2 4.3 4.4 BUILDINGS OUTLINE REPORT
Market Summary
Railway Arches
Market Stalls
Built Shop Units
11 11 11 15 18 5 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9 5.10 5.11 5.12 ENVIRONMENTAL OUTLINE REPORT
Environmental Issues (For The Site As One Entity)
Archaeology & Heritage Resources
Ecology & Nature Conservation
Townscape, Land Use & Visual Amenity
Transport, Pedestrians & Recreation
Planning Policy & Socio-economic
Water & Drainage
Geology and Contaminated Land
Noise & Vibration
Air Quality
Waste Management
Baseline Conditions Report
21 21 22 23 26 27 28 30 31 31 32 32 33 APPENDIX A : OVERALL ESTIMATE OF ORDER OF COST APPENDIX B : RAILWAY ARCHES: SCHEDULE OF DEFECTS APPENDIX C : RAILWAY ARCHES: MAINTENANCE PLAN Outline Condition Survey.docx
August 2013
Prepared by Parsons Brinckerhoff
for London Borough of Hammersmith & Fulham
APPENDIX D : TEMPORARY MARKET STALLS: SCHEDULE OF DEFECTS APPENDIX E : TEMPORARY MARKET STALLS: MAINTENANCE PLAN APPENDIX F : BUILT SHOP UNITS: SCHEDULE OF DEFECTS APPENDIX G : BUILT SHOP UNITS: MAINTENANCE PLAN APPENDIX H : MARKET FACILITIES: MAINTENANCE PLAN APPENDIX I : ENVIRONMENTAL CONSTRIANTS MAPS Outline Condition Survey.docx
August 2013
SURVEY DISCLAIMER
Any assessment made in this report is based upon the condition that prevailed at the
time of the survey, taking due consideration of the constraints that were imposed on
the survey. The survey process on site was limited to a non-intrusive, visual appraisal
of the elements under review. Concealed areas were not appraised and tests were
not carried out to validate performance or function.
The Surveyor has only taken account of the information collected by survey, and any
documentation provided to our team by the client has not been verified or validated.
Areas, Prices & Quantities given are estimated/approximate for budget purposes only
and do not constitute a bill of quantities.
The survey and report is limited to a visual inspection of the internal and external
features of the property that are readily accessible and reports on the general
condition of the building fabric/building services installation. The report shall
specifically not be regarded as, for example, a formal ‘in-depth’ structural survey of
the property.
The report records the areas of concern as may be observed during the non-intrusive
Building Condition survey, (e.g. above false ceilings and inside ducts, lift shafts etc
will not have been surveyed. It should not be considered exhaustive.
LIMITATIONS OF SURVEY
We have not been able to inspect flues, ducts, voids or any similarly enclosed areas
the access to which would have necessitated the use of specialist tools, or which
would cause damage to fixtures and finishes, and we are therefore unable to report
that such areas remain free from defect.
The report excludes any detailed investigation into the presence of deleterious
materials in the structure and fabric of the building and no concrete sampling or
analysis, for example, has been undertaken on your behalf, unless otherwise
instructed.
It is assumed that in the course of normal searches your legal advisers will investigate
the position regarding Town and County Planning Acts, Fire Certificates and other
statutory approvals and restrictions, as well as liabilities for boundaries, rights of way,
restrictive, or other agreements with adjoining owners.
We will comment generally upon fire precautions and means of escape, but our report
will not constitute a specialist Fire Risk Assessment.
Our report will not constitute a specialist Health and Safety Risk Assessment,
although we will make comment in this regard insofar as such matters come to light in
the normal course of inspection.
Outline Condition Survey.docx
August 2013
Page 6
EXECUTIVE SUMMARY
•
Parsons Brinckerhoff has undertaken a condition survey, environmental and
Health and Safety inspections of Shepherd’s Bush Market on behalf of the
London Borough of Hammersmith and Fulham. This is a repeat exercise to
update the same inspection undertaken by Parsons Brinckerhoff in 2008.
•
The surveys included the railway arch units, market stalls and purpose built shop
units, and the market site, all within and around Market Lane.
•
The inspections have been limited to these areas and inspection types. We
recommend further statutory inspections are undertaken, if not already
completed, as highlighted in section 3.0.
•
The railway arches and the incorporated units are suffering from significant water
ingress. All of the arch brickwork to the front, rear and internally (where
accessed gained) is damp and there is also vegetation and moss growth
externally.
•
The extent and type of drainage installation to the track above the arches is not
known, though there are ‘weep’ holes to arch walls externally in between the
majority of the arch units. The drainage appears to not be working effectively
and contributing to the damp issues.
•
The market stalls are in a fair condition. The main concerns with regard to the
stalls relate to drainage; the surface water from the roofs drain directly onto the
ground. There are also concerns of statutory compliance with respect to fire and
electrical regulations.
•
The built shop units require further investigation to establish their surface water
drainage solutions and to ensure they are complying with current regulations,
and that they are effective.
•
There are multiple issues with degradation of the party walls up to roof (parapet)
level with spalling and erosion of the brickwork. There are also defects to the
roof structure to a number of the units.
•
There was reported flooding to areas in Market Lane and there where areas
where water had been ponding following recent rainfall. It is recommended that
further drainage investigations are undertaken to establish the whole market’s
drainage strategy and ensure existing drains are clear and unobstructed.
•
An environmental walkover survey of Shepherd’s Bush Market was carried out to
reconfirm and/or update the information obtained during the previous walkover
survey in February 2008.
•
The environmental walkover survey found that significant improvements to
pedestrian and public transport links in the area had been implemented following
the opening of Westfield Shopping Centre.
•
The site itself continues to have limited ecological potential but the rail corridor
and railway arches could provide roosting and nesting habitats for bats and birds.
It is noted that the introduction of taller structures to SBM could affect the setting
of listed buildings and conservation areas within the area. Information on the
likely nature of future refurbishment works would help determine the need for
detailed assessment work in the future and the potential visual, noise and air
quality effects of the works on sensitive receptors.
It is recommended that further desktop surveys and site visits are carried out to
enable the specialist teams to gather more detailed information on the ecological and
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heritage value of the site. Before any refurbishment works take place, it is
recommended that a Flood Risk Assessment and Preliminary Contaminated Land risk
assessment are carried out. A clear waste management system and lighting strategy
for the site would also be beneficial
1
INTRODUCTION
1.1
The Commission
The London Borough of Hammersmith and Fulham (LBHF) appointed Parsons
Brinckerhoff, on the 30 July 2013, to provide professional consulting advice in respect
of Shepherd’s Bush Market.
Figure 1: Market entrance on Uxbridge Road
The commission requires Parsons Brinckerhoff to undertake an outline Condition
Surveys of the building stock which forms the railway arches, the temporary stalls and
the “built shops” on the eastern boundary (all areas as highlighted in light blue on the
plan in Figure 2. The commission included inspection and reporting upon
Environmental Issues and to consider Health & Safety matters.
This commission is a repeat of the same undertaken by Parsons Brinckerhoff in
February 2008 for GVA Grimley, who were acting on behalf of LBHF.
1.2
Purpose
The objective of the commission is to provide LBHF with a high-level indication of
condition and potential liabilities, to identify price indications to recover the market
back to an acceptable condition (for the purpose of this report, we have assumed that
to be condition rating B) and to provide a costed annual maintenance plan.
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1.3
The Survey
The surveys are visual inspections to provide a snapshot-in-time of the physical
condition. Where recommendations are made for further investigation over visual
inspections, these will be described with reasons for the recommended task.
A Building Surveyor, one Environmental Engineer and one Assistant Environmental
Engineer visited site in order to undertake their surveys and produce this report.
This report is the result of survey findings from a brief inspection of the site over the
course of two days; one day for the building fabric and one day for the environmental
inspection. This has been used as the basis for an assumption of average general
condition and to extrapolate findings to provide the estimates of cost for repairs, etc to
bring the unit(s) back to a suitable (assumed “condition B”) condition rating. The
same information has been used to compose the Annual Maintenance Plan (over a
period of 5 years into the future).
As the basis of this information will only be ascertained from 1-day inspections, the
costings should be treated as “for budget purposes only”.
1.4
Output
The information has been made available in a combination of Word and Excel
sections.
CAPEX Costs: Various items given a condition rating of ‘C’ or ‘D’ do not have costs
allocated. For example, external redecorations in poor condition and where required
in the short term and rated ‘C’, is considered as periodic maintenance and not CAPEX
expenditure.
The prices for works outlined in the Appendices have been adjusted to account for
inflation since the original report in 2008 where the works are still applicable, plus
additional costs for additional work identified. The cyclical works are priced at 2013
levels, but there is no account for inflation for future years.
1.5
Time, Date and Weather Conditions during Survey
The environmental inspection was undertaken on Wednesday 31 July 2013, and the
weather was warm (25DegC) and overcast.
The building fabric inspection was undertaken on Friday 2 August 2013 and the
weather was warm (23DegC) and overcast.
Access was arranged after contact with the TFL site manager, Glen Doick.
2
CONDITION GRADING
The condition of each element has been assessed, using the following grades:
It is the mean condition of an element, which will be recorded. For example, just a
few brickwork walls in poor condition whilst most are a satisfactory, will result on a “B”
grade, though a sum will be included to permit the repair of the items in poor condition
(C or D).
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Condition records the state of repair of the Asset on the day of the survey:
Condition Codes:
A
As New (1 to 2 years old).
B
Sound, operationally safe and exhibits only minor deterioration.
C
operational but major repair or replacement needed
D
Inoperable, serious risk of failure or non-compliance with legislative
requirements.
DX Demolish, immediate failure / hazard / H & S
3
FURTHER INVESTIGATIONS
We recommend that the following areas of further investigation are also considered in
advance of any decisions upon the site:
•
CIBSE Lighting Guide conformance / lighting levels.
•
Health & Safety at work act / Plans or Manuals.
•
Fire Reform Safety Regulations, Risk Assessment/ Plans Certificates.
•
The control of legionella bacteria in water systems ACOP 2000.
•
Lifting Operations and Lifting Equipment Regulations 1998 (LOLER).
•
BS 7671, IEE Wiring Regulations conformance / Testing and Inspecting.
•
Drainage Regulations / CCTV surveys / Trade Effluent Licence / Petroleum Act.
•
Gas Safety (Installation and Use) Regulations 1998.
•
Environmental Protection Act 1990
•
EU Waste Framework Directive 2008
•
Equality Act 2010
•
Fire Risk Assessments.
•
Fire Alarm Standards / Design.
•
CIBSE Commissioning Codes/Guide Books.
•
The Electricity at Work Regulations 1989.
•
Emergency Lighting Standards / Design.
•
Operations and Maintenance Manuals for Building Systems.
•
The Food Hygiene (England) Regulations 2006.
•
SWL tests for lifting beams.
•
Pressure Equipment Regulations 1999 / Pressure Systems Safety Regulations
2000
•
Water Supply (Water Quality) (England and Wales) Regulations 2000.
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•
Structural surveys.
•
Health & Safety Risk Assessment.
Note: Electrical Installations Testing and Inspecting: Testing of the existing
installations / services to confirm their safe use and conformance with current
regulations and legislation or any associated costs is not included in the report.
4
BUILDINGS OUTLINE REPORT
4.1
Market Summary
Shepherd’s Bush market is located between Uxbridge Road and Goldhawk Road in
West London, W12, and between Shepherd’s Bush and Goldhawk Road stations.
The market runs along a wide walkway to the East side of the railway line called
Market Lane, and has entrances at both ends.
The railway arches are utilised to accommodate shop units, some of which have
extended beyond the arch boundaries to the rear (West) of the arch boundaries. The
raised pavement area directly in front of the arch shops is developed to provide a
covered walkway. This covering has been developed using a structural steel frame
and this forms a monopitch roof to the majority of the walkway. The covering to the
walkway is made up of plastic sheets and surface water is directed from the sheets
into guttering.
Beyond the walkway and into the Market Lane road area the market has numerous
single-storey stalls/mobile shop units, which run the majority of the whole length of
Market Lane. These are a mixture of simple metal/timber constructions with a mixture
of metal, plastic and fabric roof constructions.
Opposite the arches on Market Lane there are built shops units, mostly timber framed
units placed between solid brick party walls in between and to the rear. These have a
mixture of timber, metal framed and profiled cement plastic roof structures with a
variety of different roof finishes. These built shop units appear to take up/cover the
raised pavement area on this side of Market Lane.
There is also a WCs block located to the rear of the built shop units for use of the
market traders/staff. There is also a market office located at the rear of the arch units
accessed via arch 186.
4.2
Railway Arches
4.2.1
Condition summary
The overall condition of the shops is poor to fair (condition grades D to C)
It is recommended that the following issues are investigated further:
•
Damp issues affecting the condition of the arch shops, including how a large
amount of water is penetrating the units and possible ways to alleviate the
problem.
•
A full structural assessment of the arches, particularly as there was vertical
cracking noted on the arch wall towards the Goldhawk Road end.
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•
Full assessment of the rainwater drainage the track level above, and provide
recommendations to ensure how this might work effectively. There appears to
be areas where rainwater drains may have been blocked up.
•
Fire risk assessment for whole market; also investigation to see if shops are
complying with appropriate fire regulations (an example being a potential fire
hazard from mezzanine storage levels).
•
Full accessibility survey of shops and facilities.
•
Asbestos: Management Surveys of shops.
•
Assessment of safety of electrical installations to arch shops and general
installations above and outside shops.
Figure 2 – Railway arch units
4.2.2
Structure
Structurally, it is assumed that the railway arches are in acceptable condition. It is
however, not considered as part of this survey to provide a full, detailed investigation
into the structural stability of the arches.
Throughout the survey it was noted that the brickwork to the arches was in a poor
condition and requires a significant amount of restoration work to elevate it to “B”
condition rating. Along the arches, spalling brickwork and much eroded mortar joints
were noted on numerous occasions.
One particular area of concern was above arch 191: Vertical cracking noted at high
level above the canopy. The crack varied in width from approximately 1mm to 15mm
wide, and was approximately 500mm in length. Adjacent to the crack to the right
hand side, there were 2-3No bricks, adjacent to the voussoirs, with large gaps in
August 2013
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between. This was noted in the previous report in 2008 so it is assumed that this
issue has been referred to TfL since.
The main issue with the arch units is damp, water ingress and water penetration. All
of the units accessed have issues with water running down the arch walls from the
railway line above and into the units. Some cases were more extreme than others
and generally the issue was worse towards the rear of the units. It was reported from
tenants of the units that during periods of heavy rain, water would drip down into the
units themselves. This was evident from the many buckets the tenants had left out to
collect the rainwater. Towards the rear of the units, there was reported to be
significant vegetation growth to the arch walls, some of which was noted during the
inspection. Where some of the units have extended toward the rear, there was water
penetration to these areas also, particularly at the junctions of the extensions and
arch walls.
4.2.3
External Fabric
Through the whole length of the market there is spalling brickwork, staining from
pollution and water, moss growth, efflorescence and eroded mortar joints to the arch
walls.
The condition of shop fronts varied substantially, depending on the age of the units.
Some are in a very poor condition, and are poorly constructed and some have rotting
timber members. Others are quite new and in very good condition constructed from
modern hard-wearing materials. Most had installed pigeon deterrent ‘spikes’ above
the signage which seems to be working well. However, there are a small number of
areas where pigeons could perch on other sections evidenced during the survey and
with pigeon droppings noted to the fronts of the units.
4.2.4
Roof Fabric
There is no traditional roof fabric as such to the arch shops. This was because the
arch shops are built mostly directly underneath the arches. In the majority of the
cases, this arch ceiling/roof could not be seen, but where inspection was possible, it
was in a similar condition to the outside brickwork.
Some of the units had extensions to the rear, beyond the arch boundaries. Where it
was possible to access, it was noted that most of these had water penetration issues,
particularly on the boundary junctions between the extensions and the arch walls. It
was not possible to ascertain the surface water drainage solutions.
The condition of the soffits within the units varied substantially, primarily depending on
the age of the units. Some are in a very poor condition, are poorly constructed and
some have rotting timber members, most probably due to the water ingress. Others
are quite new and in very good condition constructed from modern hard-wearing
materials.
4.2.5
Rainwater drainage
Between the units on the arch walls there are gutters and downpipes which were fed
by small pipes protruding through the walls of the arch.
Some units had these hoppers and downpipes either side, some only have them on
one side, and others have none at all. It also seemed as though some had been
blocked up. The majority of them had the same issue; the pipes carrying the
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rainwater from above did not protrude far enough out from the wall to allow the water
to drain directly into the gutters and in some cases they did not protrude at all, leaving
water to flow down the sides of the wall. Below these pipes, there was water staining
and excessive moss growth.
Some of the gutters and downpipes themselves are not in a good condition. Some
have cast iron sections and hoppers which are very corroded, with others of UPVC
which were broken. Most downpipes drain into the ground into drainage channels
which then re-direct the water to edge of the pavement where the main drains are
located.
4.2.6
Internal Fabric
The condition of the internal fabric of the shops also varies substantially, depending
on the age of the units. Most are in a very poor to fair condition, are poorly
constructed and showing signs of the water penetration. Others are quite new and in
very good condition constructed from modern hard-wearing materials.
4.2.7
Sanitary Fittings
The majority of the arch units have no sanitary fittings/appliances. There is a centrally
located WC building for the sole use of the market traders. It was not possible to see
any of the sanitary fittings installed within the units.
4.2.8
Fire Precautions
In general, there were no specific fire precautionary measures visible in the units
themselves. No fire alarm installations were seen. There is only one entry/exit from
the units - the main entrance doors. Whilst the depth of the units is such that they
would probably not need a secondary exit, it would be prudent to review the fire plan
for each unit.
There is potential for a fire hazard to be borne out of the mezzanine storage areas.
We have not identified a cost or option for removal/refurbishment as the extent will
depend upon future plans for the market/units generally.
4.2.9
The Equality Act 2010 Generally
In terms of the Equality Act, the majority of the units were non-compliant. There are
some units with ramped access into them (generally the newer ones), whilst others
have none, with narrow entrance doors and doors that would be unsuitable for
disabled persons and wheelchair users. As access to the unit is not possible in these
instances, the Market should consider alternative ways of providing a service those
that find access more difficult.
4.2.10
Electrical Installations (basic overview)
Internally, electrical installations are all functioning where accessed.
The main cause for concern is the levels of workmanship to the electrical installations
externally. Some areas made the use of acceptable cable trays at high level, whilst
within others cables were left loose and unclipped, junction box covers were left open,
cables running into gutters, etc.
August 2013
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4.2.11
Heating Installation (basic overview)
All the units accessed had little or no heating installations.
4.2.12
Ventilation/Air Conditioning (basic overview)
All the units accessed had no air conditioning installations and no specific form of
ventilation other than entrance doors.
4.2.13
Other H&S Issues
In terms of Health and Safety, the main cause for concern was the electrical
installations, and the lack of fire alarm installations. It could also be relevant to note
that the path between the units and the temporary market stalls in front was very
narrow at some points, thereby creating a potential accessibility issue.
4.2.14
Costs
Total costs for remedial works to the railway arch shops, excluding internal finishes
and upgrading to comply with current regulations and to bring the unit into a “B”
condition rating, are estimated to be in the order of £1,411,546. This does not include
the order of cost of £139,713 for the installation of new drainage to the central market
road.
Maintenance costs: We have assumed that the owner undertakes repair and
maintenance of the structure only and that the internal fit-out is the responsibility of
the occupier. As such the maintenance liability of the market owner is lower. We
expect that external redecoration will be the main recurring maintenance cost.
Please refer to Appendix A for detailed cost analysis.
4.3
Market Stalls
4.3.1
Condition summary
The overall condition of the stalls was poor to fair.
•
An assessment of the stability of the stalls.
•
Fire risk assessment for stalls, particularly considering their sometimes very
close proximity to the arch shops and further investigation to establish if stalls are
complying with appropriate fire/marketplace regulations.
•
Assessment of safety of electrical installations to stalls and general installations
above and around stalls.
In summary, the key areas to investigate and of particular concern are the areas
where the market and shops are not complying with current regulations, with
particular note of fire safety, electrical installations and drainage.
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Figure 3 – Market stalls
4.3.2
Structure
Structurally, all of the stalls appeared to be sound and there was no cause for
immediate concern.
4.3.3
External Fabric
The stalls were a mixture of timber and metal construction. They all appear to be in a
reasonable condition, although some of the timber stalls could benefit from
redecoration. The fascias of many of the timber stalls have deteriorated considerably.
4.3.4
Roof Fabric
The roof fabric of the stalls appears to comprise mostly profiled metal or plastic
sheets, with some comprising asphalt/single ply membranes. It was not possible to
ascertain a good indication of the condition of the finish from street level. From
inspection at street level, the newer stalls appeared to have roof coverings of a better
standard and condition.
4.3.5
Rainwater drainage
The rainwater drainage from the stalls varied in quality. Some have little or no
drainage, with rainwater running straight from the roofs onto the ground below. Some
did have guttering, but again, the condition of them varied considerably. Some have
open sections missing from the down pipes. Some have guttering which does not
slope towards the downpipes. Many did not have stop ends to the guttering sections.
August 2013
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4.3.6
Internal Fabric
Where access was possible, the internal fabric of units seemed relatively suitable for
their use. Again, condition was dependent upon the age of the stall.
4.3.7
Sanitary Fittings
Not applicable.
4.3.8
Fire Precautions
In general, there are no specific fire precautionary measures visible in the units
themselves, and no fire alarm installations were seen.
4.3.9
In terms of the Equality Act, all of the stalls are generally accessible. However, the
height of the serving ‘counters’ are probably too high for a wheelchair to gain easy
access.
4.3.10
The main cause for concern is the levels of workmanship to the electrical installations
externally. Some areas made the use of acceptable cable trays at high level, whilst
within others cables are left loose and unclipped, junction box covers were left open,
cables running into gutters, etc.
4.3.11
None of the stalls have any visible fixed heating installations.
4.3.12
Not applicable.
4.3.13
Other H&S Issues
There are no other significant Health and Safety issues to note other than the
electrical issues noted.
4.3.14
Costs
Total costs for remedial works to the railway temporary market stalls, excluding
internal finishes and upgrading to comply with current Building Regulations, are
estimated to be in the order of £311,763. This does not include the order of cost of
£139,713 for the installation of new drainage to the central market road.
Maintenance costs: We have assumed that the user of the stall undertakes repair
and maintenance of the stall and that the market owner maintains only Market Lane.
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4.4
Built Shop Units
4.4.1
Condition summary
•
Full assessment of how rainwater drains. There appeared to be areas where
rainwater drains had been blocked-up.
•
Fire risk assessment for whole market, and also investigation to see if shops are
complying with appropriate fire regulations.
•
Full accessibility survey of shops and facilities.
•
Asbestos: Management Surveys of shops.
•
Assessment of safety of electrical installations to built shops and general
installations above and outside shops.
•
There are multiple issues with degradation of the party walls up to roof (parapet)
level with spalling and erosion and, to a number of the units only, also degradation
of the roof structure.
In summary the key areas to investigate and are of particular concern are the areas
where the market and shops are not complying with current regulations, with
particular note to fire safety, disabled access, electrical installations and drainage.
Figure 4 – Built shop units
4.4.2
Structure
The built shops are mostly framed structures installed in between solid brick party
walls, with solid walls to the rear. There were no structural issues noted to the shops
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themselves, but on the party walls there is spalling brickwork, eroded mortar joints,
moss growth and cracking noted, particularly above the finished roof levels. Some
appear to have been previously rendered and in the majority of cases the render was
cracked, eroded and spalling.
4.4.3
External Fabric
The condition of the shop-fronts varies substantially, depending on the age of the fitout. Some are in a very poor condition (poorly constructed and some have rotting
timber members), whereas others are relatively new and in very good condition
(constructed from more modern hard-wearing materials). It is noted that there are no
pigeon deterrent “spikes” as with the arch units in the market.
The awnings to many of the shop fronts are in a poor condition. The fabric to the
awnings has reached the end of their life span, and also the timber fascia boards to
the front are deteriorated in a number of cases.
4.4.4
Roof Fabric
The roof construction of the shops was mostly timber framed flat roofs, with the water
draining to the front and rear of the units and sometimes to the sides. The coverings
are mostly asphalt/bitumen, some with profiled metal sheets and one or two are noted
as having what appeared to be asbestos cement profiled sheets. From street level, it
was not possible to ascertain the condition of the vast majority of the roof finishes.
Some sloped towards the front and these were noted in general to be in a fair
condition, although weathered. From street level, it was also noted that a number of
the flat roofs seemed to have vegetation growing on top of them.
4.4.5
Rainwater drainage
Some of the units have guttering and downpipes to the front of the units. In general,
these elements are in a poor and unacceptable condition. Many of the guttering
lengths did not adequately slope towards the downpipes and bowed in sections.
Some do not have downpipes to connect to and drained onto the floor below. The
majority of the downpipes drained down to below the ramps installed to the front of
the shops; we were unable to inspect from this point of the drainage onward. It is
assumed the pipes drain onto the surface gullies at the junction of the pavement and
the lane, which then redirect the water to main drains. It is known that there is
guttering and downpipes to the rear of the shops, but it was not possible to gain
access to confirm this for a lot of the units at the time or consider their current
condition.
4.4.6
Internal Fabric
The internal fabric of the shops varies considerably depending on the age of the units.
The older units are showing signs of water penetration to the ceilings and walls are
dirty and worn. There are however, newer, more modern re-fitted shops which
appear to be in a good condition.
4.4.7
Sanitary Fittings
It was noted that there are a number of shops which we assume require sinks and
other sanitary fittings such as butchers, fishmongers, small eateries, etc. Foul
drainage arrangements should be investigated further to establish and confirm that
they comply with current regulations.
August 2013
Page 19
None of the shops surveyed had WC facilities.
4.4.8
Fire Precautions
Fire precaution installations were not evident to any of the shops to which access was
made.
4.4.9
In terms of the Equality Act, the majority of the units were non-compliant. However,
there are some units with a level access into them (generally the more newer/modern
ones).
4.4.10
All electrical installations within the shops accessed appear to be functioning
adequately and there were no issues reported by the occupants. The main cause for
concern was workmanship of the electrical installations externally. Cables are left
dangling, loose and un-clipped, junction box covers were left open, cables running
into gutters, etc.
4.4.11
All the units visited have little or no heating installations.
4.4.12
All the units visited have no air conditioning installations. However, the small catering
units did have mechanical ventilation to the cooking areas. It was not possible to
assess their condition as access was not convenient, but they were in working use
during the survey.
4.4.13
Other H&S Issues
In terms of Health and Safety, the main causes for concern are the electrical
installations, and the lack of fire alarm installations and fire fighting appliances.
4.4.14
Costs
Total costs for remedial works to the built shop units, excluding internal finishes and
upgrading to comply with current Building Regulations, are estimated to be in the
order of £1,041,323. This does not include the order of cost of £139,713 for the
installation of new drainage to the central market road.
Maintenance costs: We have assumed that the market owner undertakes repair and
maintenance of the structure only and that the internal fit-out is the responsibility of
the occupier. We expect that external redecoration and a rolling programme of roof
finish repairs (20% of units every 2 years to enable complete coverage over a 10-year
period) will be the main recurring maintenance costs.
August 2013
Page 20
5
ENVIRONMENTAL OUTLINE REPORT
5.1
Environmental Issues (For The Site As One Entity)
5.1.1
2008 Preliminary Environmental Walkover
A preliminary walkover of the market site was carried out in the morning / early
afternoon of Thursday 28 February 2008. The day was cold but dry and bright. It
was noticeable that the market did not seem especially busy but more stallholders
were gradually opening up as the day went on; it was very easy to stroll up and down.
There was an extensive display of goods available amongst the different stalls,
ranging from fruit and vegetables, fresh meat and fish, fabrics and clothing, to
electrical hardware and floor coverings. This preliminary walkover survey of the
market area was carried out with various environmental topics in mind which are
summarised below; included is an indication of the type of work that would need to be
carried out to provide a detailed representation of the environmental conditions that
are associated with the market in its current condition.
5.1.2
2013 Environmental Update
A further walkover of the market site was undertaken on Wednesday 31 July 2013, to
reconfirm and/or update the information obtained during the previous walkover
survey. The day was warm but overcast. The market was reasonably busy, and the
majority of the stalls were open. The extensive range of goods available included all
the items listed previously. The environmental topics below have been reconfirmed or
updated, and revised costs provided for any further work that is required to obtain a
detailed assessment of the environmental condition of the market. It also identified
opportunities to enhance the environmental performance of the market, and costs for
any assessments that would be required to implement the measures.
The part of the site to the east of the viaduct is owned by Transport for London, and
extends under the Hammersmith and City Line Viaduct. It has two frontages at
Goldhawk Road and Uxbridge Road. The New Shepherd’s Bush Market located to
the northwest of the viaduct is owned by Shepherd’s Bush Market Enterprises,
although the main walkway is connected to SMB.
Table 1: Major planning applications within 600m since 2008:
Date
Ward
Ref no
Description
Status
May 2013
Shepherd’s
Bush Green
2013/02355/COMB
Demolition of parts of the
former BBC Television
Centre and associated
buildings and structures,
to facilitate
comprehensive
redevelopment of the site
to constitute a mixed use
development providing
up to 1025 residential
units and a range of land
uses.
Pending
August 2013
Page 21
Date
Ward
Ref no
Description
Status
March
2013
Shepherd’s
Bush Green
2013/01074/FUL
Extension of the existing
shopping centre at roof
level to comprise 3,092
sqm retail floorspace and
7,249 sqm leisure
floorspace.
Approved
September
2011
Shepherd’s
Bush Green
2011/02930/OUT
Redevelopment of
Shepherd's Bush Market
and adjoining land
comprising the demolition
of existing buildings, the
refurbishment and
enhancement of the
market, and the
construction of new
buildings ranging from 29 storeys in height (plus
basement) to provide up
to 212 residential units
and up to 14,052sq.m of
non-residential
floorspace.
Approved
August
2011
Shepherd’s
Bush Green
2011/02940/OUT
Redevelopment of site to
comprise a mixed use
scheme consisting of
new additions and
alterations to the existing
shopping centre.
Approved
November
2010
Hammersmith
Broadway
2010/03733/FUL
Demolition of existing
buildings on site and
erection of a part 4, part
5, part 6 storey building,
and detached single
storey building to the
rear, to comprise 63
residential units and
70sqm of commercial
floorspace.
Approved
December
2009
Hammersmith
Broadway
2009/03095/FUL
Demolition of Gloucester
House; erection of a 3
storey building containing
20 self-contained
sheltered housing units
and associated
communal and
administration areas.
Approved
5.2
Archaeology & Heritage Resources
5.2.1
The area that makes up Shepherd’s Bush Market (SBM) lies between two designated
Conservation Areas that include a number of Listed Buildings and structures of local
historical merit; however, the SBM site does not hold such a designation. The market
area includes the site of the first Shepherd’s Bush Underground Station which was
August 2013
Page 22
built around 1865; the original ticket office still exists within the railway arches. The
market itself is of considerable historic interest dating back to 1914 when it became
established at the end of the First World War. The original station was replaced by a
new underground station to the north on Uxbridge Road (A4020) and another to the
south known as Goldhawk Road Station. Ordnance Survey mapping indicates that
Goldhawk Road (A402) follows the alignment of a Roman Road. Located nearby and
opposite Shepherd’s Bush Green is the famous Shepherd’s Bush Film Studios which
was built in 1915.
5.2.2
The location of the surrounding Conservation Areas and Listed buildings is shown on
the constraints map in Appendix I. Constraints map although the first Shepherd’s
Bush Underground Station was originally located within the SBM, none of the station
buildings remain within the market place.
The Grade II listed building Hammersmith School of Building and Arts and Crafts is
located approximately 50m to the west of SBM. The Odeon Cinema and BBC
Television Theatre are both Grade II listed buildings and are located approximately
150m to the east of SBM. There are no Scheduled Monuments or Historic Parks and
Gardens within the 600m study area. Although these listed buildings are located
outside SBM, and are currently visually screened by the railway viaduct and
residential properties, the introduction of taller structures to SBM could affect the
setting of these listed buildings.
Shepherd’s Bush Conservation Area is located to the east of SBM and was
designated in 1984. Shepherd’s Bush Common is located in the centre of the
Conservation Area and provides important open space for residents, employees and
shoppers. Shepherd’s Bush Common is also designated as Nature Conservation
Area (see section 5.3). The Coningham and Lime Grove Conservation Area is
located to the west of SBM and was first designated in 1990 in order to protect the
villas and terraced developments that are located within the Conservation Area from
demolition, cladding and roof extensions. The introduction of taller structures to SBM
could have an adverse visual effect on these adjacent conservation areas.
We recommend that a detailed desktop study and site visit by a heritage specialist is
undertaken to determine the existing historic value of the site and surrounds and how
they could be maintained for future benefit. This should include a detailed site
inspection in order to highlight the presence, significance and condition of any
individual historic elements relating to the market or previous use of the site. We
would estimate a fee of £3k for this exercise.
5.3
Ecology & Nature Conservation
5.3.1
There appears to be very limited habitat potential within the SBM site as there are no
immediately apparent areas of planting or water bodies. Whilst the railway arches
and various structures could provide habitat for birds and bats, their presence is very
unlikely due to the high level of human intervention and lack of available food sources
and foraging areas. There are however, a few semi-mature trees and small areas of
shrub planting of a formal nature in close proximity to the site and indeed various
birdsong was heard during the brief site visit. The railway between Goldhawk Road
and Shepherd’s Bush stations runs on a narrow viaduct and as a consequence there
appears to be very limited opportunity for wildlife within this transport corridor.
August 2013
Page 23
Although the nearby Shepherd’s Bush Common is a designated Nature Conservation
Area; (recognised for its size [of 2.7 ha] rather than its mature trees and shrubberies),
it would seem at this stage to have little significance on SBM in nature conservation
terms. The areas that are likely to be the most important to wildlife are the various
gardens to private residential properties that exist in the surrounding streets; these
areas include two local nature designations, one known as Cathnor Park and the
other Godolphin Road Community Garden; both are within 600m of SBM.
5.3.2
The locally designated ecological sites within 600m of the site include Shepherd’s
Bush Common Nature Conservation Area; Cathnor Park Local Nature Site; and
Godolphin Road Community Garden Local Nature Site. These are shown on the
constraints map in Appendix I.
Cathnor Park is a formal park with trees and shrubs 600m to the west of SBM.
Shepherd’s Bush Common is located approximately 100m to the east of SBM and is
designated ‘open space’. Godolphin Road Community Garden is located
approximately 400m to the west of Shepherd’s Bush Market and consists of shrubs,
trees and a pond with a variety of aquatic vegetation.
The site itself continues to have limited ecological potential due to the lack of suitable
habitats present that could support various flora and fauna; there are no water bodies
or areas of planting within the market. The railway arches could, however, potentially
provide roosting habitat for bats and nesting habitat for birds, and the railway
corridors may provide a foraging route for bats and some connectivity to wider
surrounding areas.
There is an area of undeveloped land located immediately to the east of the market,
which is not publically accessible, and it was only possible to view it from the
elevation provided by the railway viaduct. This area of undeveloped land comprised
some areas of vegetation, and would have the potential to provide some ecological
value.
August 2013
Page 24
Figure 5: Shepherd’s Bush Market Site and Surrounds (Source - Shepherd’s Bush Market Planning and
Regeneration Brief (2010, Hammersmith and Fulham Council))
There was evidence that measures had been taken to control rodents, as bait boxes
were located in some of the arches, however, they appeared to have been
undisturbed for some time, suggesting they have not been refilled recently.
August 2013
Page 25
We recommend that a desktop study and a more detailed walkover site survey is
undertaken to determine potential ecological constraints and opportunities,
particularly the potential for roosting bats (all species of which are European protected
species), and nesting birds. The survey would also identify any opportunities that
might exist for habitat enhancement or creation within the market area, for example
the planting of street trees and the incorporation of green roofs. We would estimate a
fee of £2.5k for this exercise.
5.4
Townscape, Land Use & Visual Amenity
5.4.1
The Hammersmith and Fulham Unitary Development Plan (HFUDP), as amended in
September 2007, indicates that SBM lies within a designated Regeneration Area.
Whilst it carries no statutory designations in itself SBM is very important in terms of its
contribution to the character of the area; it very much has its own ‘sense of place’.
The railway arches and various other structures together with how they are used are
all inherent to the uniqueness of SBM; it is readily apparent that the market has an
important role to play in the overall identity and future of Shepherd’s Bush in general.
Further research into the proposals for the regeneration of the area and a more
detailed assessment of the SBM site will contribute towards a positive and
sustainable future, as well as helping to determine how best to achieve a successful
and profitable management plan for the site.
5.4.2
Shepherd’s Bush Market is identified in the Unitary Development Plan 2007 as a
strategic site within the White City Opportunity Area (see Figure 6). Primary shopping
frontages and shopping areas are already located to the north west of SBM, including
Westfield Shopping Centre. The regeneration of SBM and adjacent land should be
encouraged as this will create a vibrant mixed use town centre.
We recommend that a study is undertaken to further assess the existing artificial
lighting within SBM, and assess the potential for utilising a sustainable energy source
such as solar power. The Council’s adopted Energy Supplementary Planning
Document (SPD) would also be reviewed as part of this assessment. We would
estimate a fee of £1.5k for this exercise.
August 2013
Page 26
Figure 6: Strategic Sites in Wider White City Opportunity Area (Source: Extract from Unitary Development
Plan 2007 (Hammersmith and Fulham Council, 2010))
5.5
Transport, Pedestrians & Recreation
5.5.1
Initial and very brief research into SBM has indicated that it does not form a
designated Public Right of Way (PRoW). Restrictions are believed to apply because
the market is privately owned and is only open to the public between the hours of
8.30am and 6.00pm on Tuesdays, Wednesdays, Fridays and Saturdays, as well as
August 2013
Page 27
8.30am to 1pm on Thursdays. It is closed on Sundays and Mondays, as well as
generally between the hours of 6.00pm and 8.30am. However, SBM is significant
because of its location between three stations on the London Underground network;
Shepherd’s Bush (Hammersmith & City Line) Station, Shepherd’s Bush (Central Line)
Station and Goldhawk Road Underground Station (on the Hammersmith & City line).
Bus stops on various routes within the Transport for London (TfL) network exist on
both Uxbridge Road and Goldhawk Road. Thus it is very apparent that a key to the
success of SBM is its proximity to both pedestrian routes and the London public
transport network.
The market lies within the centre of Shepherd’s Bush and is an important shopping
area that can be readily accessed by both pedestrians and commuters. The Borough
operates a number of organised ‘cultural walks’ and SBM is one of them. A further
significant factor that will undoubtedly contribute towards the future success of SBM is
the fact that Shepherd’s Bush is due to become the penultimate stop on the proposed
new West London Overground Train Route; the new station is expected to open later
this year. The Shepherd’s Bush (Hammersmith & City Line) Station is to be renamed
‘Shepherd’s Bush Market’ this year. The Shepherd’s Bush (Central Line) Station is
currently closed for refurbishment and is due to reopen in October 2008.
5.5.2
Access to SBM is still restricted to the opening times specified above.
Shepherd’s Bush is now on the West London Overground Train Route, which runs
between Clapham Junction and Willesden Junction. The Shepherd’s Bush
(Hammersmith & City Line) Station has been renamed ‘Shepherd’s Bush Market’ and
the Shepherd’s Bush (Central Line) Station is now open.
The site has excellent public transport connections, Goldhawk Road is located
adjacent to the southern end of the SBM, and Shepherd’s Bush Market is located
adjacent to the northern end. The Central Line and West London Line is
approximately 5 minutes walk from the SBM.
SBM also benefits from its proximity to the White City Opportunity Area, and the
Westfield Shopping Centre. Significant improvements to pedestrian links in the vicinity
of the site have been implemented following the opening of the Westfield Shopping
Centre to connect the site with transport routes.
Further research into both existing and proposed policy for the provision for transport
and pedestrians in the area will help identify the most viable times and means of
access to SBM, which will contribute towards its future success and effective
management. We would estimate a fee of £2k for this exercise.
An outline travel plan would also be beneficial for the site. It is expected that such a
Travel Plan, based on TfL guidelines, would cost approximately £5k.
5.6
Planning Policy & Socio-economic
5.6.1
A more detailed desktop study should be carried out of the Hammersmith and Fulham
Unitary Development Plan (HFUDP); this would identify proposals for the area across
a range of topics that are concerned with the future regeneration of the Shepherd’s
Bush and White City area as a whole. Market traders, via the British Transport
August 2013
Page 28
Police, the Shepherd’s Bush Green Safer Neighbourhoods Team, the SBM Tenants
Association, TfL and Hammersmith and Fulham Council, have recently acquired the
benefit of police officers dedicated specifically to a ‘Market Watch’ that aims to help
keep businesses and customers safe. This scheme has been identified as a
providing a strong foundation for the positive growth and regeneration of SBM, such
that it will once again become a valued and pleasurable asset to the area. Further,
the market is regarded as an important feature in the sustainability of the White City
Town Centre Development and therefore the retention and improvement of SBM is
fully supported by the Council.
A good understanding of HFUDP policy along with the identification of future
proposed developments and management of the district, will help facilitate an
effective programme of renovation and refurbishment of SBM that is compatible with
the future vision for the Shepherd’s Bush area as a whole. We would estimate a fee
of £1k for this exercise.
5.6.2
The Shepherd Bush Market Regeneration Area Draft Planning and Regeneration
Brief (Hammersmith and Fulham Council, 2010) provides detailed guidance on how
the area should be regenerated, based on extensive public consultation. This draws
together the various topics that are concerned with the further regeneration of SBM,
and therefore we no longer recommend that the further analysis of the HFUDP is
required, provided the SBM Regeneration Brief is consulted.
Signs within the market indicate that the Market Watch is still active:
th
Figure 7: Market Watch (Source: Site visit photograph (30 July 2013))
August 2013
Page 29
5.7
Water & Drainage
5.7.1
2008 Preliminary Environmental Walkover (with updates)
The current system for surface water drainage is seemingly inadequate and is likely to
contribute towards a somewhat inhospitable environment for both stallholders and
shoppers alike, especially during periods of heavier rainfall; further, it is probable that
this drainage system is combined with the foul drainage system for the area. A more
informed judgement of the system(s) could be achieved by carrying out drain tests
and CCTV surveys. The dilapidated condition would indicate that there is an urgency
to tackle problems that are both inherent to the present system, as well as address
the needs to meet current legislative requirements. A point of particular concern is
that currently there is the potential for contamination of the waste water by the drainoff from those stallholders that trade in fresh food produce, especially raw meat and
fish.
Appropriate renovation of the drainage system could provide opportunities for a
Sustainable Drainage System (SUDS) that would benefit the stallholders as well as
help alleviate the pressure on the overall system within the Borough. There is also
the opportunity to explore the possibility of using solar energy to provide hot water to
the market facilities.
It would be necessary to carry out a preliminary on-site assessment of the surface
water drainage system, as well as desktop research and possible consultation with
the appropriate Statutory Environmental Bodies to determine existing conditions and
identify future proposals for the area. This should be achieved in conjunction with
consideration to the design proposals for the overall refurbishment of the railway
arches and market stalls/shops. We would estimate a fee of £1.8k for this exercise.
We would suggest a broad order of cost of £140k for installation of new drainage
works. This figure does not include foul drainage, or moving stalls to gain access. It
assumes that there is a sewer running down the centre of the road, which is of an
adequate size and condition. This figure would allow for:
5.7.2
•
CCTV survey, rodding through existing systems, and minor repairs
•
15Nr road gulley replacements and 50m of branch drain replacement
•
15Nr additional road gullies and 75m of additional branch drains
•
10Nr rainwater pipe gulley replacements, and 25m of branch drain replacement
•
20Nr additional rainwater pipe gullies, and 80m of additional branch drains.
•
Additional investigation into the current surface water drainage solution from rail
track level to arch/Market Lane.
The southern part of SBM is located within flood risk zones 2 and 3. The extent of the
floodplain is shown in Figure 8. Therefore, a Flood Risk Assessment is likely to be
required prior to any future regeneration of the SBM. We would estimate a fee of
£4.5k for this exercise
August 2013
Page 30
Figure 8: EA Flood Risk Zones (Source: Environment Agency website (http://www.environmentagency.gov.uk/))
5.8
Geology and Contaminated Land
To determine the potential for contaminated land within the confines of the SBM site
and adjoining land, it will be necessary to carry out a Preliminary Risk Assessment
(Desk Study) identifying the history of the site and the site setting in terms of land use,
geology, hydrogeology and potential contaminant sources and receptors. This should
be carried out as soon as possible as it will help identify potential risks and liabilities.
Any adverse conditions found to potentially exist can then be further investigated and
if required, possible remediation work could be carried out before, or as part of, the
planned programme of renovation works. The implications of not defining these
issues at an early stage could significantly impact on any proposed programme of
works for SBM. We would estimate a fee of £3.5k for this exercise.
5.9
Noise & Vibration
5.9.1
During the brief site visit it was noticeable that the market was surprisingly tranquil
despite the close proximity of the overhead rail line and two main roads. The most
likely implications concerned with noise and vibration would be associated with any
future refurbishment works of SBM and the period of construction that these would
take; during which time it is possible that there could be adverse impacts in terms of
noise and vibration on potential sensitive receptors. Such receptors could include
amongst others, local residents and businesses, schools, care homes and churches,
although the presence of protected species of fauna or habitats is considered unlikely.
Desktop research to identify any potentially sensitive receptors within the area, as
well as information on the likely nature of future refurbishment works would help
determine the need for detailed assessment work in the future. We would estimate a
fee of £0.5k for this exercise.
5.9.2
The potentially sensitive receptors within the area are users of residential properties,
schools, colleges, churches and mosques. The nearest school is St Stephen’s
Primary School, which is located approximately 150m to the west of SBM. London
August 2013
Page 31
College of Fashion is located 50m to the west and Masjd Daar us Sunnah mosque is
located approximately 30m to the west of SBM.
5.10
Air Quality
The whole of the Hammersmith and Fulham Borough is declared as Air Quality
Management Area (AQMA). The most likely implications concerned with air quality
would be associated with any future refurbishment works of SBM and the period of
construction that these would take; during which time it is possible that there could be
adverse impacts in terms of a breach of the AQMA and potential impacts on sensitive
receptors. Such receptors could include amongst others, local residents and
businesses, schools, care homes and churches, although the presence of protected
species of fauna or habitats is considered unlikely.
Desktop research to identify any potentially sensitive receptors within the area, as
well as information on the likely nature of future refurbishment works would help
determine the need for detailed assessment work in the future and the level of
monitoring of air quality that would be required. We would estimate a fee of £0.6k for
this exercise.
5.11
Waste Management
SBM consists of mixed business developments and produces a range of waste
products. A large waste compressor and other waste collection facilities were noticed
within a seemingly designated area close to the centre of the market near the public
conveniences, although it was not readily apparent whether or not this area served to
deal with all elements of waste from the market stallholders (see Figure 9).
Figure 9: Waste compactor (left) and designated waste disposal area (right) (Source: Site visit photographs
th
(30 July 2013))
The Planning & Regeneration Brief for Shepherd’s Bush Market states that there must
be a clear scheme for waste containerisation and removal. Proposals for waste
collection need to be designed specifically for the market in order to maximise
recycling and to reduce impacts on the public realm (Hammersmith and Fulham
Council, 2010).
Further site visits, research and consultation would be necessary to identify the
current levels of waste management and whether these are acceptable and
sustainable. This would enable a future waste management system to be determined
to ensure that all waste products are effectively collected and recycled in line with
Council policy. We would estimate a fee of £1.8k for this exercise.
August 2013
Page 32
5.12
Baseline Conditions Report
5.12.1
The presentation and delivery of the environmental baseline conditions would be
presented in a report accompanied by maps and figures produced in GIS/CAD to
identify and locate the potential environmental constraints of the SBM and its
environs. This report would provide the basis of a management plan for SBM, to help
facilitate an effective refurbishment period and secure its place within the
regeneration of Shepherd’s Bush centre. We would estimate a fee of £1.5k for this
exercise.
5.12.2
The key environmental constraints have been mapped and are provided in Appendix
I. This is a preliminary desk based exercise and is not exhaustive. We recommend
that a further more detailed analysis of the baseline conditions is undertaken and
reported in an environmental baseline report. We would estimate a fee of £2k for this
exercise.
August 2013
Page 33
APPENDIX A:
OVERALL ESTIMATE OF ORDER OF COST
August 2013
SHEPHERD'S BUSH MARKET
APPROXIMATE ESTIMATE FOR REFURBISHMENTS
1.
Railway Arch Units
Estimated Cost Per Unit
Estimated
cost £
1.1 Brickwork cleaning and repairs
externally plus removal of vegetation
growth to arch faces
1.2 Replace rw goods between arches
1.3 Replace rear roof coverings
1.4 Water repellent measures
1.5 Replacement shop fronts
Replacement shop fascia studding
Replacement shutters
Electrical works externally
Brickwork repairs and damp damage
repairs internally
1.10 Rewiring internally
1.11 Fire alarm system
1.12 Fire proofing floors, staircases, and
access doors.
1.13 DDA measures (excluding auto
doors)
1.14 Walkway canopy repairs
1.15 Pigeon deterrent
1.16 Management, overheads, and profit
1.17 Contingencies
1.6
1.7
1.8
1.9
Total Arch Units
2.
Probability
Average
per unit £
£1,430.00
£708.00
£3,070.00
£2,950.00
£17,700.00
100%
100%
75%
100%
30%
1,430.00
708.00
2,302.50
2,950.00
5,310.00
£1,180.00
£9,450.00
£1,180.00
75%
15%
100%
885.00
1,417.50
1,180.00
£2,950.00
£5,900.00
£2,950.00
100%
80%
100%
2,950.00
4,720.00
2,950.00
80%
100%
15%
944.00
118.00
52.50
5,675.50
6,722.60
No of
Units
Total Cost
Not included
£1,180.00
£118.00
£350.00
10,223.20
12,267.84
£
73,607
£
40,316
35 £ 1,411,546
Market stalls
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
08-Aug-13
General repairs
Replace roof coverings
Replace awnings
Replace rw goods
Replacement fascias
Replacement shutters
Electrical works
DDA measures
2.10 Contingencies
Total Stalls
Estimated
cost £
Probability
£1,180.00
50%
£710.00
50%
£590.00
30%
£350.00
80%
£590.00
75%
£4,720.00
25%
£1,770.00
80%
£1,982.00
£2,378.40
£
14,270
Average
per unit £
£590.00
£355.00
£177.00
£280.00
£442.50
£1,180.00
£1,416.00
£880.10
£1,052.12
£
6,373
No of
Units
49 £
Total Cost
311,763
3.
08-Aug-13
Built shops
3.1 Brickwork repairs externally
3.2 General repairs and redecorations
3.3 Replace roof coverings
3.4 Replace rw goods
3.5 Replacement shop fronts
3.6 Replacement shop fascias
3.7 Replacement shutters
3.8 Replacement fabric awnings
3.9 Electrical works
3.10 Brickwork repairs and damp damage
repairs internally
3.11 Fire alarm system
3.12 DDA measures
3.13 Pigeon deterrent
3.15 Contingencies
Total Built Shops
TOTAL ESTIMATED COST
Estimated
cost £
Probability
1,770.00
100%
1,180.00
100%
1,770.00
80%
945.00
80%
2,360.00
25%
590.00
75%
4,720.00
15%
1,770.00
95%
1,770.00
80%
£
590.00
1,180.00
1,180.00
240.00
4,013.00
4,815.60
28,894
90%
100%
75%
50%
Average
per unit £
£1,770.00
£1,180.00
£1,416.00
£756.00
£590.00
£442.50
£708.00
£1,681.50
£1,416.00
£531.00
£1,180.00
£885.00
£120.00
£2,547.20
£3,052.64
£ 18,276
No of
Units
Total Cost
57 £ 1,041,323
£ 2,764,632
Drainage
£
Road Drainage
CCTV drainage condition survey.
Rodding systems, re-setting covers, etc
Replace road gulley.
Replace road gulley and branch drain.
Additional new road gulley and branch drain, and connect to existing
sewer.
Manhole repairs.
Local adjustments to paving falls.
Prelims
Contingencies
Prelims &
Contingencies
distributed
1
1
5
10
item
item
Nr
Nr
2,360.00
3,540.00
590.00
1,710.00
2,360
3,540
2,950
17,100
590
885
738
4,275
590
885
738
4,275
3,540
5,310
4,425
25,650
15
5
20
Nr
Nr
Nr
1,925.00
236.00
120.00
28,875
1,180
2,400
7,219
295
600
7,469
295
600
43,563
1,770
3,600
1
1
1
5
5
item
item
item
Nr
Nr
1,500.00
590.00
1,180.00
355.00
945.00
1,500
590
1,180
1,775
4,725
375
148
295
444
1,181
375
148
295
444
1,181
2,250
885
1,770
2,663
7,088
20
5
Nr
Nr
1,180.00
240.00
5,900
300
5,900
300
35,400
1,800
£
23,600
1,200
92,975
23,119
23,619
£
139,713
23,244
23,494
Roof drainage (below ground)
Track level to arch/ground level drainage investigation
CCTV drainage condition survey.
Rodding systems, re-setting covers, etc
Replace gulley.
Replace gulley and branch drain.
Additional new gulley and branch drain, and connect to road gulley.
Manhole repairs.
Prelims
Contingencies
Total
Assumptions/Exclusions
Assumed current road sewer(s) adequate.
Excludes moving stalls for access.
Includes surface water drainage only.
A drainage survey has not been carried out.
25%
20%
£
139,713
APPENDIX B:
RAILWAY ARCHES: SCHEDULE OF DEFECTS
August 2013
Schedule of Condition
Property:
District:
Surveyor:
Date:
Shepherds Bush Market
Hammersmith and Fulham
C. Notay
Aug-13
Property type Property
No.
RA
All
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Element
Sub-Element
Condition
Code
Interior
Arch walls
C
Condition Codes
A - As new (1-2 years old)
B - Sound, operationally safe, minor deterioration
C - Operational but major repair or replacement needed
D - Inoperable, serious risk of failure or non-compliance with
legislative requirements
DX - Demolish, immediate failure / hazard / H & S
Defect
Water penetration through brickwork into
shop units. Reported vegetation growth at
high level to arch walls externally at rear.
Vegetation growth also to front of arches
seen from Market Lane.
Solution/Specification
Estimated Cost (£)
Essential Necessar Desirable
(1 yr)
y (2-5yrs) (6-10yrs)
Investigate current surface water drainage
solution to establish path of water from
track level to ground level
clear/unobstructed.
Clear of moss/vegetation growth, repair
brickwork and apply suitable growth
prevention measures. Address water
penetration issues by installation of suitable
water membrane solutions to arch walls.
Refer to Appendix A for costs
RA
All
Exterior
Front
C
All brickwork between shop units damp with Investigate current surface water drainage
moss growth. Brickwork and mortar eroded solution to establish path of water from
and majority with moss growth.
clear/unobstructed.
water drainage solution.
1 of 4
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
No.
RA
RA
All
166
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Condition Codes
Element
Sub-Element
Condition
Code
Defect
Exterior
Rear
C
No access to rear of units but reported that
all brickwork above and between shop
units/arches damp with moss growth, and
significant vegetation and moss growth.
Singnificant water penetration into units at
rear.
Investigate current surface water drainage
solution to establish path of water from
clear/unobstructed.
Metal support structure corroding
Treat areas and redecorate
Exterior
Front awning
section
B
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
water drainage solution.
RA
167
Exterior
Front awning
section
B
No stop end to gutter.
Install stop end.
RA
171
Exterior
Front awning
section
B
Leaking gutter to awning section.
Renew 2m section
2 of 4
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
No.
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Element
Sub-Element
Condition
Code
Condition Codes
Defect
RA
171
Exterior
Arch Wall
B
Downpipe not extending sufficiently into
hopper, approx 0.3m. Pipe protruding out
into walkway below - unknown what
function.
Extend pipe. Investigate with shop
occupant what pipe's function is and ensure
not flowing into walkway below.
RA
178/ 179/
180
Exterior
Rain water
drainage
C/D
No apparent rain water drainage between
units.
Investigate as to why it does not have
drainage and if indeed it has been blocked
up.
RA
181
Exterior
Arch Wall
C
Downpipe requires extension 0.2m into
gulley. Downpipe appears to be leaking.
Extend pipe. Replace leaking section.
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
RA
185
Exterior
Front awning
section
B
Leaking gutter to awning section.
Renew 1m section
RA
186
Site
Drainage
D
Ponding to Market Lane directly in front of
Arch 186.
Undertake complete drainage inspection of
site to ensure all units drain surface water
effectively, including CCTV inspection of
drains, and to ensure sufficient falls in
Market Lane to drain surface water
effectively to gullies/drains.
3 of 4
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
No.
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Element
Sub-Element
Condition
Code
Condition Codes
Defect
RA
187
Exterior
Wiring/Electric
C/D
Junction box with no cover - possibly
redundant
Suitably assess safety by qualified person.
Complete recommended works.
RA
187
Exterior
Arch Wall (Front)
B/C
Pidgeon nesting in hopper
Install pidgeon deterrant spikes
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
RA
191
Exterior
Exterior
C
Crack (diagonal) at high level. Loose
brickwork.
4 of 4
Investigate cracking to find cause.
APPENDIX C:
RAILWAY ARCHES: MAINTENANCE PLAN
August 2013
Schedule of Cyclical Works
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property type Element
Approximate
number of
properties
36
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Description/comments
Next cycle
Redecoration of all relevant
previously painted/varnished
surfaces.
Once every five years.
RA
Exterior decorations
RA
Exterior - rain
water goods
36
Clear through rain water
Annually.
drains, downpipes and gullies.
RA
Interior
36
All internal finishes, fittings
(including mechanical and
electrical) assumed to be
tenants/owners responsibility.
RA
Exterior lighting
36
Replacement fluorescent
tubes.
Condition Codes
2013
2014
Estimated Cost (£)
2015
2016
2017
£13,865.00
£1,150.00
£1,150.00 £1,150.00 £1,150.00
£1,150.00
n/a
Replacement of 50% of tubes
annually.
1 of 1
£500.00
£500.00
£500.00
£500.00
£500.00
APPENDIX D:
TEMPORARY MARKET STALLS: SCHEDULE OF DEFECTS
August 2013
Property:
District:
Surveyor:
Date:
C. Notay
Aug-08
No.
MS
All
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Element
Sub-Element
Condition
Code
Exterior
Rain water
drainage
D
Condition Codes
Defect
Rainwater drains straight onto floor.
1 of 1
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
APPENDIX E:
TEMPORARY MARKET STALLS: MAINTENANCE PLAN
August 2013
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
MS
n/a
Approximate
number of
properties
n/a
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Next cycle
All internal finishes, fittings
(including mechanical and
electrical) assumed to be
tenants/owners responsibility.
2013
n/a
1 of 1
Condition Codes
2014
Estimated Cost (£)
2015
2016
2017
APPENDIX F:
BUILT SHOP UNITS: SCHEDULE OF DEFECTS
August 2013
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Condition Codes
Property type
Property
No.
Element
Sub-Element
Condition
Code
Defect
BS
All
Exterior
Roof/site
D
Some units have guttering and downpipes,
some do not with water appear to run direct
onto Market Lane off of roofs. Some do not
have any visible drainage solutions at front these are assumed to drain to rear.
Downpipes at front of units through and
under ramps - therefore not able to
comment of suitability.
BS
1A
Exterior
Roof
?
Roof covering not visible from street level.
Complete inspection with suitable vertical
access.
BS
1 to 1A
Exterior
Roof
C
Vegetation seen growing on roof from
street.
access. Remove vegetation and ensure
structurally sound. Make good.
BS
2
Exterior
Wall
C
Cracking to left hand side of shop at high
level. Large joint between mortar.
Investigate structural stability of wall. Repair
cracking.
BS
3
Exterior
Wall
B/C
Spalling brickwork to right hand side
(between shops 3/4).
Repair spalling brickwork and repoint.
1 of 8
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Property type
Property
No.
Element
Sub-Element
Condition
Code
BS
4&5
Exterior
Wall
B/C
BS
6
Exterior
Wall
BS
6
Exterior
BS
7
Exterior
Condition Codes
Defect
Spalling brickwork to right hand side
(between 4/5 and 6).
C
Very eroded mortar between brickwork.
Spalling brickwork (between 6/7).
Wall
C
Spalling brickwork. Vegetation growing.
Mortar eroded (between 7/8).
Remove vegetation. Repair spalling
brickwork and repoint.
Wall
B/C
Cracked render on wall junction between
7/8.
2 of 8
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Condition Codes
Property type
Property
No.
Element
Sub-Element
Condition
Code
Defect
BS
7
Exterior
Roof
B/C
Roof covering not visible. Significant
vegetation growth visible on roof.
BS
8
Exterior
Wall
B/C
Moss growth, cracked render.
Remove moss growth and repair spalling
brickwork and repoint.
BS
8
Exterior
Roof
C/D
Vegetation visible on roof.
BS
11
Exterior
Wall
B/C
Eroded mortar, spalling bricks to parapet
wall between 11/12.
BS
17
Exterior
Wall
B/C
Cracked , spalling brickwork to parapet wall Repair spalling brickwork and repoint.
between 17/18.
BS
17
Exterior
Roof
C/D
Timber roof structure rotten and in poor
conditions and vegetation growth on top
3 of 8
Renew entire roof structure and covering.
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Condition Codes
Property type
Property
No.
Element
Sub-Element
Condition
Code
Defect
BS
18/19
Exterior
Wall
B/C
Cracked , spalling brickwork to parapet wall. Repair spalling brickwork and repoint.
Remove vegetation.
BS
18/19
Exterior
Roof
B/C
BS
18
Exterior
Roof
B/C
Covering very deteriorated. Moss
growth/vegetation.
BS
19
Exterior
Roof
D
Profiled cement roof - possible asbestos
Undertake Asbestos Managment
inspection.
BS
19/20
Exterior
Roof
B/C
Cracked , spalling brickwork to parapet wall. Repair spalling brickwork and repoint.
Remove vegetation.
BS
19/20
Exterior
Roof
B/C
4 of 8
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Condition Codes
Property type
Property
No.
Element
Sub-Element
Condition
Code
Defect
BS
20 to 21
Exterior
Roof
B/C
Render cracked and spalling at high level.
Vegetation growth seen at high level.
Repair spalling brickwork and repoint and rerender. Remove vegetation.
BS
21 and 22
Exterior
Wall
B/C
Spalling brickwork.
BS
21 and 22
Exterior
Roof
C/D
Significant vegetation growth.
Remove vegetation and ensure structurally
sound. Make good.
BS
23/24
Exterior
Wall
B/C
Cracked render to parapet wall at high
level.
BS
24/25
Exterior
Wall
B/C
Cracked render to parapet wall at high
level.
BS
24/25
Exterior
Roof
C
Vegetation seen on top of roof from street
level.
Complete more detailed and extensive
survey.
5 of 8
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Condition Codes
Property type
Property
No.
Element
Sub-Element
Condition
Code
Defect
BS
26/27
Exterior
Wall
B
Cracked/spalling render to party wall.
BS
30/31
Exterior
Wall
B
Minor cracking/spalling between units.
BS
31/32
Exterior
Wall
B
Minor cracking/spalling on parts.
BS
32/33
Exterior
Roof
C/D
Timber roof structure rotten and in poor
conditions and vegetation growth on top
BS
35/36
Exterior
Wall
B/C
Spalling, cracked brickwork.
BS
37/38
Exterior
Wall
B
Cracked brickwork, spalling at high level.
6 of 8
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Property type
Property
No.
Element
Sub-Element
Condition
Code
BS
37/38/39
Exterior
Wall
B
BS
41
Exterior
Roof
BS
42 and
43/44
Exterior
BS
42 and
43/44
BS
BS
Condition Codes
Defect
Cracked spalling brickwork to party wall.
B/C
Vegetation seen growing on roof from
street.
Roof
B/C
level.
Exterior
Roof
B/C
Graffiti to wall. Cracked and spalled
brickwork and cracking.
Clean off graffiti. Repair brickwork and
investigate structural stability.
47
Exterior
Roof
B/C
level.
49
Exterior
Roof
?
access.
7 of 8
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Condition Codes
Property type
Property
No.
Element
Sub-Element
Condition
Code
Defect
BS
50
Site
Drainage
C/D
BS
56A, B and
56
Exterior
Roof
?
access.
BS
56A
Exterior
Drainage
D
BS
56B
Exterior
Wall
B
Pipe protruding through wall - suggests
drain directly onto ground
Diagonal crack to wall above unit opening
Investigate pipe source and use and ensure
proper installation
Investigate cause
BS
Exterior
Roof
B
Interior
Roof
C
Timber fascia requires redecoration (1520m2)
Damp staining indicating leak to disabled
WC roof.
Redecorate
BS
56A, B and
56
WCS
BS
WCS
Interior
Walls
C
Estimated Cost (£)
(1 yr)
y (2-5yrs) (6-10yrs)
Drain reported as blocking; appeared full of Clear out debris and investigate further.
debris.
access. Patch repair affected area.
Tiled finishes, floor finishes and suspended Renew all finishes.
ceiling finishes approaching end of life
span.
8 of 8
APPENDIX G:
BUILT SHOP UNITS: MAINTENANCE PLAN
August 2013
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
BS
Approximate
number of
properties
Exterior - rain
57
water goods
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Next cycle
Clear through rain water
Annually.
drains, downpipes and gullies.
1 of 2
Condition Codes
2013
2014
Estimated Cost (£)
2015
2016
£1,150.00 £1,150.00 £1,150.00 £1,150.00
2016
£1,150.00
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
BS
Approximate
number of
properties
Exterior - roof
57
structure and
coverings
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Next cycle
Roofs coverings
repaired/renewed.
20% of properties every two
years.
2 of 2
Condition Codes
2013
2014
Estimated Cost (£)
2015
2016
£4,840.00
£4,840.00
2016
APPENDIX H:
MARKET FACILITIES: MAINTENANCE PLAN
August 2013
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Market
facilities - WCs
Interior decorations
Approximate
number of
properties
3 (Female, male Suspended ceiling at end of
and disabled) life-span. Renew.
Market
facilities - WCs
3 (Female, male Wall finishes at end of life
and disabled) span. Renew.
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Next cycle
Condition Codes
2013
2015
Estimated Cost (£)
2016
2017
15 years
£2,275.00
10 years
£3,500.00
1 of 3
2018
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Approximate
number of
properties
3 (Female, male Floor finishes at end of life
and disabled) span. Renew.
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Next cycle
Condition Codes
2013
10 years
2015
Estimated Cost (£)
2016
2017
2018
Market
facilities - WCs
Market
facilities - WCs
3 (Female, male Redecoration of all previously
and disabled) painted/varnished surfaces
Once every three years
(assuming refurbishment in
2014)
£300.00
Market
facilities - WCs
3 (Female, male Redecoration of all relevant
and disabled) previously painted/varnished
surfaces
Once every three years
(assuming refurbishment in
2014)
£770.00
Market
facilities - WCs
Interior lighting
3 (Female, male Testing and replacement of
and disabled) tubes/bulbs
Annually.
£590.00
£590.00
£590.00
£590.00
£590.00
Market
facilities - WCs
Interior electrical
3 (Female, male Testing other electrical
and disabled) installations
Annually.
£415.00
£415.00
£415.00
£415.00
£415.00
2 of 3
£2,300.00
Property:
District:
Surveyor:
Date:
C. Notay
Aug-13
Property types
MS - Market Stall
RA - Railway Arch
BS - Built Shop
Approximate
number of
properties
3 (Female, male Deep clean of WCs once a
and disabled) year.
Market
facilities - WCs
Interior cleaning
Market
facilities Office
Market
facilities Office
1
1
surfaces
surfaces
Next cycle
Annually.
Condition Codes
Estimated Cost (£)
2016
2017
2013
2015
£240.00
£240.00
£240.00
£240.00
£2,000.00
£375.00
3 of 3
2018
£240.00
APPENDIX I:
ENVIRONMENTAL CONSTRIANTS MAPS
August 2013
Latimer
Road
White
City
±
THIS DRAWING MAY BE USED ONLY FOR
THE PURPOSE INTENDED AND ONLY
WRITTEN DIMENSIONS SHALL BE USED
Notes
Site Boundary
600 m Study Area
Underground Station
Listed Building
Nature Conservation Area
Wood
Lane
Conservation Area
EA Flood Zone 2
EA Flood Zone 3
Shepherd's
Bush Market
Shepherd's
Bush Common
Copyright
This map is reproduced from Ordnance Survey
material with the permission of Ordnance Survey
on behalf of the Controller of Her Majesty's
Stationary Office.
Shepherd's
Bush
© Crown copyright
Cathnor
Park
Godolphin Road
Community
Garden
Coningham
and Lime
Grove
Unauthorised reproduction infringes Crown
copyright and may lead to prosecution or
civil proceedings.
Shepherd's
Bush
Contains Ordnance Survey data
© Crown copyright and database right 2013
Goldhawk
Road
By
Revision Details
Date
Suffix
Check
Drawing Status
FINAL
Job Title
Path: \\EALONFIL02\Data\GIS\TEMP_PROJECT_FOLDERS\Shepards Bush Market\Mxd\20130807_01_Contraints_Map.mxd
Drawing Title
Kensington
(Olympia)
Constraints Map
Scale at A3
Drawn
1:7,500
CD
Stage 1 check
ED
0
Stage 2 check
RB
Originated
CD
100
Date
08/08/2013
200
300
Metres
6 Devonshire Square,
London, EC2M 4YE
Tel: 020 7337 1700 Fax: 020 7337 1701
Rev
Drawing Number
Contains Ordnance Survey data © Crown copyright and database right 2013
01
-
±
THIS DRAWING MAY BE USED ONLY FOR
THE PURPOSE INTENDED AND ONLY
WRITTEN DIMENSIONS SHALL BE USED
Notes
Site Boundary
Copyright
This map is reproduced from Ordnance Survey
material with the permission of Ordnance Survey
on behalf of the Controller of Her Majesty's
Stationary Office.
© Crown copyright
Unauthorised reproduction infringes Crown
copyright and may lead to prosecution or
civil proceedings.
Contains Ordnance Survey data
© Crown copyright and database right 2013
By
Revision Details
Date
Suffix
Check
Drawing Status
FINAL
Path: \\EALONFIL02\Data\GIS\TEMP_PROJECT_FOLDERS\Shepards Bush Market\Mxd\20130807_02_Site_Boundary_Aerial_Photo.mxd
Job Title
Drawing Title
Site Boundary
Scale at A3
Drawn
1:2,500
CD
Stage 1 check
ED
0
Stage 2 check
RB
Originated
CD
25
50
Date
08/08/2013
75
100
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6 Devonshire Square,
London, EC2M 4YE
Tel: 020 7337 1700 Fax: 020 7337 1701
Rev
Drawing Number
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User
Community
02
-

Parsons Brinkerhoff Update

Transcription

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