Authority: London Borough of Hackney
PROPERTY CONDITION SURVEY
UPRN: 100023020750
Wally Foster Community Centre
1. Property Condition Survey Section
SUBJECT: Property Condition Survey
AT: Wally Foster Community Centre
FOR: London Borough of Hackney
REFERENCE:
GENERATED DATE: 17 May 2017
CHECKED BY: ______________________________
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CONTENTS
1. INSTRUCTION
2. INSPECTION
3. SCOPE OF SURVEY
4. PROPERTY DETAILS
5. EXECUTIVE SUMMARY
6. KEY PHOTOGRAPHS
7. CONDITION SUMMARY
8. FIVE YEAR BREAKDOWN
9. SUMMARY OF INVESTMENT
9.1 ELEMENT INVESTMENT
9.2 FIVE YEAR INVESTMENT
9.3 INVESTMENT PRIORITIES
10. PRIORITY / CONDITION CODES
11. CONDITION SURVEY DETAIL REPORT
12. ROOM SIZES REPORT
13. FLOOR PLAN
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SURVEY OF THE PROPERTY SITUATED AND KNOWN AS WALLY FOSTER COMMUNITY CENTRE FOR AND
ON BEHALF OF LONDON BOROUGH OF HACKNEY
1. INSTRUCTION
1.1 As instructed by London Borough of Hackney we have inspected the above property with a view to
assessing the general condition of the structure.
2. INSPECTION
2.1 Our inspection was carried out on Building Survey:28/03/2017 Mechanical Survey:28/03/2017
Electrical Survey:28/03/2017
3. SCOPE OF SURVEY
3.1 Our inspection will comprise a visual assessment of the condition of all exposed and accessible
parts to identify significant defects and items of disrepair. This assessment shall be undertaken
without causing disturbance to the building or property.
3.2 The exterior of the property will be inspected from ground level or, where access permits,
balconies and roofs. Such inspections shall be assisted by the use of binoculars or 4 metre
ladders where appropriate.
3.3 Where reasonable means of access by hatches or trapdoors is available we will inspect roof voids,
sub-floor areas below timber ground floors and also cellars.
3.4 The inspection of the interior may be limited by the presence of fitted floor coverings, furniture,
displays and stock etc. Where possible, we shall only lift corners or edges of fitted floor coverings
where considered necessary but heavy fittings will not be moved and the contents of fitted
cupboards, display fittings etc shall not be emptied.
3.5 Specifically excluded will be any parts of the structure which are covered or inaccessible, such as
foundations and built in steelwork and timberwork. Accordingly, we will not be able to guarantee
that such parts are free from defects.
3.6 Outbuildings, boundaries and external pavings will be inspected superficially only unless we
receive specific instructions to the contrary. Specialist structures, equipment or installations such
as overhead lifting apparatus or passenger/goods lifts will be inspected superficially with
recommendations for further specialists to report as may be necessary.
3.7 The service installations such as water supply and internal plumbing, electrical wiring and fittings,
gas, heating and drainage shall be examined where visible, exposed and accessible and a general
assessment will be made on their type and condition. Again if considered necessary, specialist
examinations or tests shall be recommended within our report.
3.8 Soft play areas, together with soft landscaping are not included within the survey unless specific
instructions have been received to the contrary.
3.9 The report is provided for the sole use of the named client and is confidential to that client. We
accept no liability arising out of the contents of the report to any person other than the client
himself/herself.
Costs within the survey are based upon the Schedule of Rates as agreed with the Client and are valid as of
01/01/2015 These are budget figures and exclude both professional fees and VAT.
wish to acknowledge the help and assistance of the Authority's staff during the course of the survey and in
the provision of general background information.
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4. PROPERTY DETAILS
Property Name: Wally Foster Community Centre
UPRN: 100023020750
AMP Reference: 100023020750
Survey Floor Area (sq.m): 1,060.80
Building Survey Date: 28/03/2017
Mechanical Survey Date: 28/03/2017
Electrical Survey Date: 28/03/2017
Number of Blocks 2
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5.1 EXECUTIVE SUMMARY – WALLY FOSTER COMMUNITY CENTRE
Building Fabric
This community centre was built in the late 1960’s and comprises two
interconnected blocks:
Block 01:
Two storey of framed construction with brick walls beneath flat and pitched
roofs housing on the ground floor offices, meeting rooms, activity rooms,
toilets and ancilliary store and plant rooms and with a self-contained former
caretakers flat on the first floor which is rented out as a protected short term
private residential tenancy.
Block 02:
Single storey of framed construction with brick walls beneath flat roof housing
a commercial nursery business.
Internal Conditions
Block 01:
Suspended, plaster, exposed deck and dry lined ceilings are in a range of
conditions with areas requiring repair/renewal identified in the data report.
The wall finishes are plaster, timber cladding, exposed block and brick and
ceramic tile cladding and areas requiring renewal/repair are identified in the
data report. Floor finishes are a mixture of carpet, quarry tile, timber, PVC
sheet and tile and concrete and areas requiring renewal/repair are identified in
the data report.
Fixed furniture is in fair condition with items requiring repair/renewal detailed
in the data report. Doors are in reasonable condition. Where internal glazing is
not marked as being safety glass then safety film should be fitted, all as
detailed in the data report.
Sanitary ware is in a range of conditions with renewal of fittings and wholesale
refurbishment of washrooms/toilets detailed in the data report.
The building requires a complete programme of internal redecoration as
detailed in the data report.
Block 02:
Suspended, plaster, exposed deck and dry lined ceilings are in good
condition.
The wall finishes are plaster, timber cladding, exposed block and brick and
ceramic tile cladding and are in good condition. Floor finishes are a mixture of
carpet and PVC sheet and tile and concrete and are in good condition.
Fixed furniture is in fair condition with items requiring repair/renewal detailed
in the data report. Doors are in reasonable condition.
Sanitary ware is in a range of conditions with renewal of fittings and wholesale
refurbishment of a toilet detailed in the data report.
The building requires a complete programme of internal redecoration as
detailed in the data report.
External Conditions
Block 01:
Brick walls are all in good condition.
The single glazed timber windows are aged and energy inefficient and we
recommend that all of these windows are replaced with low maintenance
UPVC or powder coated metal double glazed casements. UPVC windows are
in good condition.
The aluminium doors and side screens to the main entrance are now aged
and weathered and should be renewed. Timber doors are all in adequate
condition. Where glazing is not marked as being safety glass then safety film
should be fitted as detailed in the data report.
Safe access to the flat roof was not possible because of safe ladder use
constraints and inaccessibility of the second floor flat from which access could
have been made, and a further investigation of the state of this roof should be
undertaken. The timber spandrel panels below valley gutter end sections
should be replaced with low maintenance cladding.
The metal sheet roof over the main hall appears in good condition.
All perimeter and valley gutters should be cleaned regularly to remove
vegetation growth and accumulated detritus.
The building requires a programme of external redecoration as detailed in the
data report.
Block 02:
Brick walls are all in good condition.
The single glazed timber windows are aged and energy inefficient and we
recommend that all of these windows are replaced with low maintenance
UPVC or powder coated metal double glazed casements.
Timber doors are all in adequate condition but require painting.
Safe access to the flat roof was not possible – see Block 01.
All perimeter and valley gutters should be cleaned regularly to remove
vegetation growth and accumulated detritus.
5.2 Site Conditions
Foul sewers and surface water drains and gullies need to be regularly cleaned
to maintain their performance.
A secure bin store compound should be provided as the waste skips are
stored loose in the car park.
Poor paved areas need relaying/replacing as detailed in the data report.
Grassed verges and planted borders require routine maintenance throughout
the survey period.
The steel boundary gates and fences are in good condition.
A programme of redecoration of external fixtures and finishes is required as
detailed in the data report.
5.3 Services
Mechanical
Block 01:
Heating to the Block is provided by two Lochinvar 163Kw gas fired
condensing boilers. Heating water is circulated by Wilo and Biral pumps
through steel pipework to wall mounted radiators throughout and some fan
coil units mostly found in adequate condition and all radiators have
temperature control valves fitted. The aged perimeter radiators need
replacement with more efficient heat emitters. Additional heating and cooling
ventilation is provided by a packaged AHU. The heating boilers and water
system should require only routine maintenance throughout the period of the
survey.
The main gas incoming pipework is fed to a meter fitted with a manual
isolation valve. The gas pipework is painted yellow to contrast with other
services pipework and the word GAS is marked on it at regular intervals. A
solenoid operated isolation valve is provided to the gas supply pipework in the
boiler room. A mains powered carbon monoxide detector should be installed
in this boiler room. A line diagram of the gas pipe circuit should be provided.
Hot water is provided by a Megaflow 300 litre unvented calorifier located
within the boiler room.
Mains water is supplied to the Block by PVC pipework, and hot and cold water
is supplied through the Block by copper pipework. In-line DHWS valves
should be fitted to the hot water supplies to wash basins in toilets.
Ventilation to toilets is adequate. A cooker hood with integrated fans and
grease filters should be installed in the kitchen 0/024.
Block 02:
Heating to the Block is provided from the boiler room in Block 01 to wall
mounted radiators throughout and some fan coil units all found in adequate
condition and all radiators have temperature control valves fitted.
Hot and cold water is provided from Block 01 and is supplied through the
Block by copper pipework. In-line DHWS valves are fitted to the hot water
supplies to wash basins in toilets.
Ventilation to toilets is adequate.
Electrical
Block 01:
The incoming main three phase electrical supply and main and sub main
switchgear is in good condition. A separate earth bar is provided. The
electrical system should only require routine maintenance during the survey
period. The earth connection to the gas supply pipe in the boiler room is
broken and should be reinstated.
Switch and circuit identification requires improving.
Test lightning protection system annually.
The ambient and emergency lighting throughout the Block is in good
condition.
Fire alarm and intruder alarm systems are in good condition.
The fixed installation needs testing to BS7671 as soon as possible as the
available information shows the last tests should have been completed in
2015 and are now very overdue.
Block 02:
Power is supplied from Block 01. The electrical system should only require
routine maintenance during the survey period.
The ambient and emergency lighting throughout the Block is in good
condition.
Fire alarm and intruder alarm systems are in good condition.
The fixed installation needs testing to BS7671 as soon as possible as the
available information shows the last tests should have been completed in
2015 and are now very overdue.
5.4 Further Investigation
Test fixed electrical installation to BS7671 in both Blocks
Investigate condition of flat roofs to both Blocks
Test lightning protection system annually
5.5 Immediate Action Required
Provide bin store compound
Repair/renew uneven pavings to remove trip hazards
Fit safety film to unmarked glass in Block 01
Improve switch and circuit identification in Block 01
Test lightning protection system
Repair broken earth to gas pipe in boiler room in Block 01
Provide line diagram of gas distribution system in Block 01
Provide mains powered CO detector in Block 01 boiler room
Provide line diagram of gas distribution system in Block 01
Provide DHWS valves in Block 01
Provide cooker hood in Block 01 kitchen 0/024
6. KEY PHOTOGRAPHS
B1 - Front Elevation B1 - Right Side Elevation
B2 - Left Side Elevation B2 - Rear Elevation
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7. Condition Summary
Overall Summaries
Summary Condition Grade
Survey No Summary
Block 0 No Summary
Block 01 B - Satisfactory
Block 02 B - Satisfactory
Condition Summary Detail
Block 01
Element - Element Split Condition Grade
Floors And Stairs B - Satisfactory
Internal Walls & Doors B - Satisfactory
Ceilings B - Satisfactory
Redecorations B - Satisfactory
Fixed Furniture B - Satisfactory
Sanitary Services B - Satisfactory
Roofs B - Satisfactory
External Areas B - Satisfactory
External Walls Windows & Doors B - Satisfactory
Mechanical B - Satisfactory
Electrical B - Satisfactory
OVERALL B - Satisfactory
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Block 02
Element - Element Split Condition Grade
Floors And Stairs B - Satisfactory
Internal Walls & Doors B - Satisfactory
Ceilings B - Satisfactory
Redecorations B - Satisfactory
Fixed Furniture B - Satisfactory
Sanitary Services B - Satisfactory
Roofs B - Satisfactory
External Areas B - Satisfactory
External Walls Windows & Doors B - Satisfactory
Mechanical B - Satisfactory
Electrical B - Satisfactory
OVERALL B - Satisfactory
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9. SUMMARY OF INVESTMENT
9.1 Element Investment
9.2 Five Year Investment
9.3 Investment Priority
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Room Sizes Report
Block Floor Room Reference Local Room Desc. Room Use Room Type Width (m) Length (m) Int. Area
Ref. (sq.M)
UPRN 100023020750 Property Name Wally Foster Community Centre
01 0 0/001 Entrance Hall/Foyer Community Use Circulation Areas 0.00 0.00 80.50
01 0 0/002 Office Community Use Offices 0.00 0.00 33.00
01 0 0/003 Chapel Community Use Worship 0.00 0.00 33.60
01 0 0/004 Corridor Community Use Circulation Areas 0.00 0.00 28.00
01 0 0/005 Store Room Community Use Storage 0.00 0.00 17.00
01 0 0/006 Store Room Community Use Circulation Areas 0.00 0.00 7.50
01 0 0/007 Office Community Use Offices 0.00 0.00 8.00
01 0 0/008 Recording Studio Community Use Music 0.00 0.00 19.00
01 0 0/009 Lobby Community Use Circulation Areas 0.00 0.00 10.00
01 0 0/010 Childrens Washroom Community Use Toilets 0.00 0.00 17.00
01 0 0/011 Hall Community Use Hall 0.00 0.00 216.00
01 0 0/012 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/013 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/014 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/015 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/016 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/017 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/018 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/019 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/020 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/021 Hall Store Community Use Storage 0.00 0.00 1.20
01 0 0/023 Corridor Community Use Circulation Areas 0.00 0.00 49.00
01 0 0/024 Kitchen Community Use Kitchen 0.00 0.00 19.00
01 0 0/025 Multi Use Room Community Use Multi-Purpose Use 0.00 0.00 41.50
01 0 0/026 Store Cupboard Community Use Storage 0.00 0.00 4.00
01 0 0/027 Boiler Room Community Use Boiler / Plant Room 0.00 0.00 18.00
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Room Sizes Report
Block Floor Room Reference Local Room Desc. Room Use Room Type Width (m) Length (m) Int. Area
Ref. (sq.M)
UPRN 100023020750 Property Name Wally Foster Community Centre
01 0 0/027A Ladies Washroom Community Use Female Toilets 0.00 0.00 6.10
01 0 0/028 Cleaning Store Community Use Sluice/Laundry 0.00 0.00 1.40
01 0 0/028A Mens Washroom Community Use Male Toilets 0.00 0.00 6.10
01 0 0/029 Store Room Community Use Storage 0.00 0.00 5.10
01 0 0/030 Mens Washroom Community Use Male Toilets 0.00 0.00 15.00
01 0 0/031 Unisex Disabled Community Use Disabled Toilets 0.00 0.00 4.30
01 0 0/032 Lobby Community Use Circulation Areas 0.00 0.00 6.00
01 0 0/033 Ladies Washroom Community Use Female Toilets 0.00 0.00 14.50
01 0 0/034 Stairs Lobby Community Use Circulation Areas 0.00 0.00 8.00
01 0 0/035 Office Community Use Offices 0.00 0.00 14.00
01 0 0/036 Office Community Use Offices 0.00 0.00 14.00
01 0 0/037 Office Community Use Offices 0.00 0.00 12.00
01 0 0/038 Managers Office Community Use Offices 0.00 0.00 12.00
01 0 0/039 Store/ AHU Plant Community Use Boiler / Plant Room 0.00 0.00 11.30
01 1 1/001 Stairs Landing Community Use Circulation Areas 0.00 0.00 8.00
01 1 1/002 Lobby Community Use Circulation Areas 0.00 0.00 12.10
01 1 1/003 Bedroom Community Use Bedrooms 0.00 0.00 11.60
01 1 1/004 Toilet Community Use Toilets 0.00 0.00 1.50
01 1 1/005 Lounge Community Use Communal Lounge Areas 0.00 0.00 16.70
01 1 1/006 Bathroom Community Use Bathrooms Residential 0.00 0.00 6.20
01 1 1/007 Cupboard Community Use Storage 0.00 0.00 1.00
01 1 1/008 Bedroom Community Use Bedrooms 0.00 0.00 12.90
01 1 1/009 Bedroom Community Use Bedrooms 0.00 0.00 6.50
01 1 1/010 Cupboard Community Use Storage 0.00 0.00 3.00
01 1 1/011 Kitchen Community Use Kitchen 0.00 0.00 13.00
Total for Block 01 835.40
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Room Sizes Report
Block Floor Room Reference Local Room Desc. Room Use Room Type Width (m) Length (m) Int. Area
Ref. (sq.M)
UPRN 100023020750 Property Name Wally Foster Community Centre
02 0 0/040 Lobby Community Use Circulation Areas 0.00 0.00 3.00
02 0 0/041 Nursery Room Community Use Group Room - Nursery 0.00 0.00 53.00
02 0 0/042 Electric Cupboard Community Use Boiler / Plant Room 0.00 0.00 1.00
02 0 0/043 Kitchen Community Use Kitchen 0.00 0.00 5.40
02 0 0/044 Nursery Community Use Group Room - Nursery 0.00 0.00 110.00
02 0 0/046 Staff Room Community Use Staff Room 0.00 0.00 10.50
02 0 0/047 Office Community Use Offices 0.00 0.00 7.90
02 0 0/048 Corridor Community Use Circulation Areas 0.00 0.00 8.00
02 0 0/049 Store Community Use Storage 0.00 0.00 7.80
02 0 0/050 Childrens Toilet Community Use Toilets 0.00 0.00 10.00
02 0 0/051 Laundry Room Community Use Sluice/Laundry 0.00 0.00 4.00
02 0 0/052 Baby Change Room Community Use Toilets 0.00 0.00 3.80
02 0 0/053 Store Cupboard Community Use Storage 0.00 0.00 1.00
Total for Block 02 225.40
Total for Wally Foster Community Centre 1,060.80
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13. CAD PLANS
The following section contains copies of all CAD Plans attached to the survey.
1. Floor Plans
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