SCHEDULE OF CONDITION
at
RIVER CHILDREN’S CENTRE
NAAS LANE SITE
NAAS LANE
LYDNEY
GL15 5AU
on
27 October 2009 Revision A Prepared for:
Gloucestershire County Council Asset Management & Property Services
Shire Hall
Westgate Street
Gloucester
GL1 2TG
Ref: 09//817-M04/GCC – River CC, Naas Lane Site .Doc Rev A 12-2009
Dated: October 2009
River Children’s Centre, Naas Lane Site, Naas Lane, Lydney Gl15 5AU
This Schedule of Condition is a true representation of the condition of the above premises as 27 October
2009
Signature:
…………………………………………………..
Name:
…………………………………………………..
For and on behalf of: Allen, Sheppard & Partners Limited
BELOW NOT APPLICABLE SUBJECT TO LEASE AGREEMENT
Agreed by:
LANDLORD
Signature:
…………………………………………………..
Name:
…………………………………………………..
For and on behalf of
Witness
Signature:
…………………………………………………..
Name:
…………………………………………………..
Address:
……………………………..……………………
TENANT
Signature:
…………………………………………………..
Name:
…………………………………………………..
For and on behalf of
Witness
Signature:
…………………………………………………..
Name:
…………………………………………………..
Address
…………………………………………………..
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
River Children’s Centre, Naas Lane Site, Naas Lane, Lydney GL15 5AU
1.0
BRIEF DESCRIPTION
1.1
The following is a Schedule of Condition of River Children’s Centre, Naas Lane Site, (located at
Severnbanks Primary School site), Naas Lane, Lydney, Gloucestershire undertaken on behalf of
Gloucestershire County Council.
1.2
The weather at the time of inspection was overcast. Average daytime temperature was 16 Degrees
centigrade.
1.3
The Centre is a new build completed in 2008. It is single story formed with part sand cement rendered
panels and part timber clad external walls. Roofs are part mono-pitched with profiled steel sheet
covering and part flat with liquid applied bitumen covering. The Centre (River Children’s Centre, Naas
Lane Site) is located on the same site of Severnbanks Primary School.
1.4
Access to the building is via ramp or steps up to automatic entrance door. Entrance porch is a covered
canopy which extends around the front and left hand sides of the building and is a continuation of the
flat roof supported on timber posts.
1.5
The building is in good decorative order both internally and externally with some minor snagging
defects only.
2.0
PREAMBLES
2.1
The schedule was carried out by a Chartered Building Surveyor on Tuesday 27 October 2009.
2.2
Where parts of the building or external areas are not recorded they are taken to be in a good condition
and free from defects.
2.3
The Schedule relates to all internal rooms within the building with the external fabric observed from
ground level, low level roof areas accessed from a 3 metre surveyor’s ladder, through external
windows and vantage points around the property. For the purposes of this schedule the front
elevation is that taken as accessed to the building via ramp. External references to left, right, front
and rear should be taken as if the observer is facing the front elevation of the property, unless
specifically stated otherwise.
2.4
All reference points used with the report should be taken from that point. Internal reference to left
hand and right hand reference should be taken when viewed internally.
3.0
LIMITATIONS
3.1
No service tests have been carried out and any comments on the service installations have been
limited to a visual examination only. No comment has been made with regard to heating installation
and services and or Asbestos Survey or Report Information provided, information held on site for
review/inspection or provided under separate cover via Gloucestershire County Council Website basis.
We would emphasise that regular electrical and service testing is undertaken.
3.2
Drains were not tested and manhole covers were not lifted at time of inspection.
3.3
The external building fabric inspection was undertaken by eye at ground level.
3.4
Reference to crack widths are approximate and have where deemed necessary been measured using
a ‘Pyramus and Thisbe Club’ crack gauge.
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
The Link Children’s Centre, Naas Lane Site, Naas Lane, Lydney GL15 5AU
4.0
GLOSSARY OF TERMS
Good
Above average, clean and free from defects other than minor blemishes and able to perform
the function for which it was installed.
Fair
Reasonable condition considering its age allowing for reasonable wear and tear but
functioning adequately.
Poor
Below average, subject to hard or long wear with repair and/or renovation generally
necessary.
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
CONTENTS
SECTION ONE – SCHEDULE OF CONDITION (as follows)
SECTION TWO – SCHEDULE OF PHOTOGRAPHS (as follows)
APPENDIX ONE – SKETCH PLAN
(Excluded from this Schedule of Condition - See Gloucestershire County Council Website
based drawing information for Sketch Plan information provided under separate cover)
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
SECTION ONE
SCHEDULE OF CONDITION
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
ITEM
ELEMENT
1
External Elevations.
1.1
Front elevation
1.2
Left Hand Elevation
DESCRIPTION
CONDITION
Render coated panel walls
on bituminous painted
concrete base up to dpc
level. Panels are painted
blue at the entrance and
off white to the remainder.
Flat roof extends over to
form covered canopy to
perimeter with self finished
fascia and edge trim,
timber boarded soffits with
plastic ventilation strips,
supported on timber posts.
There are high level
windows beyond providing
light to the rooms behind.
The upstand wall here clad
with stained or varnished
vertical timber board.
Rainwater goods are
extruded aluminium.
Windows and doors are
powder coated double
glazed aluminium.
Generally in good condition. Minor snagging
item loose edge trim to canopy adjacent to
front entrance door. (Photograph 1)
Blue painted render coated
panel walls on bituminous
painted concrete base up
to dpc level. Flat roof
extends over to form
covered canopy to
perimeter with self finished
fascia and edge trim,
timber boarded soffits with
plastic ventilation strips,
supported on timber posts.
Metal mesh fencing forms
enclosure constructed on
blue brick dwarf wall to
open side with similar weld
mesh entrance gates.
Stained/varnished vertical
timber board to rear
section. Rainwater goods
are extruded aluminium.
Windows and doors are
powder coated double
glazed aluminium.
Front section in good condition.
(Photographs 4 and 5)
Loose fascia trim to flat roof canopy over
Playroom 2 doors. (Photograph 2)
Fading/silvering stain finish to high level
vertical timber boarding. (Photograph 3)
Loose fascia trim and protruding screw at
corner detail. (Photograph 6)
Poor drip detail causing excessive water
staining and soaking of timber boards at
abutment of flat roof and vertical boarded
wall. (Photograph 7)
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
ITEM
ELEMENT
DESCRIPTION
CONDITION
1.3
Right Hand
Elevation.
Part stained/varnished
vertical timber board
cladding and part white
painted rendered panels.
Flat roof extends over to
form covered canopy over
Playroom 3 rear access
door, with self finished
fascia and edge trim,
timber boarded soffits with
plastic ventilation strips,
supported on timber posts.
Rainwater goods are
extruded aluminium.
Windows and doors are
powder coated double
glazed aluminium.
No defects noted. (Photograph 8)
1.4
Rear Elevation
Stained/varnished vertical
timber board cladding.
Rainwater goods are
extruded aluminium.
Windows and doors are
powder coated double
glazed aluminium.
No defects noted. (Photograph 9)
1.5
Roof
Mono pitched roof with
profiled steel sheet
covering. Also flat roof
with bituminous or mastic
roof covering.
No defects noted. (Photograph 10)
1.6
Elliott Building
Temporary Elliott Building
used as children’s
sleeping/relaxation area.
Panelled external walls
with felt covered flat roof.
No edge trim to the perimeter of the flat roof.
(Photograph 11).
Water marks to rear of high level double
socket inside Elliott. (Photograph 12).
Cracked broken low level skirting trunking
inside Elliott building (Photograph 13).
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
ITEM
ELEMENT
DESCRIPTION
CONDITION
1.7
Site externals
Tarmac paths with paved
steps and ramp up to front
entrance. Steps have
tactile paviours top and
bottom. Tarmac surfaced
car park to rear. Imitation
grass play matting and
grass play areas to the
front of the building, with
some trees in close
proximity to the building.
Covered bicycle/pram
store adjacent to the front
entrance. Bin store next to
the bicycle store.
Timber toy store shed in
front play area.
Paved steps and tarmac path. No significant
defects. (Photograph 14)
Minor cracking the tarmac path on right hand
side of the building. (Photograph 15)
Boundaries consist of
close boarded fences and
wire mesh fences to the
roadside boundary.
2
Internal Areas.
2.1
Entrance lobby
Suspended ceiling in grid.
Recessed lighting.
Painted finish to plastered
walls. Carpet/barrier mat
floor coverings. Aluminium
powder coated double
glazed windows. Powder
coated aluminium double
glazed entrance door and
side screens – fully glazed.
Timber skirting and
architraves. Electrical
cupboard with flush self
finished fire doors.
Concealed power.
Minor plaster defect at high level to right hand
side of entrance door. (Photograph 16)
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
ITEM
ELEMENT
DESCRIPTION
CONDITION
2.2
Reception Office
Suspended ceiling in grid.
Recessed lighting.
Painted finish to plastered
walls. Carpet floor
coverings. Aluminium
powder coated double
glazed windows. Flush self
finished fire doors with
vision panel.
Timber skirting and
architraves. Concealed
Power.
Split timber to leading edge of fire door.
(Photograph 17)
2.3
Manager’s Office
Suspended ceiling in grid.
Surface mounted lighting.
Painted finish to plastered
walls. Carpet floor
coverings. Aluminium
powder coated double
glazed windows. Flush self
finished fire doors with
vision panel.
Timber skirting and
architraves. Concealed
Power.
No defects noted.
2.4
Health Room
Suspended ceiling in grid.
Surface mounted lighting.
Painted finish to plastered
walls. Vinyl sheet floor
coverings. Aluminium
powder coated double
glazed windows. Flush self
finished fire doors with
vision panel. Base unit,
melamine worktop with
inset sink.
Timber skirting and
architraves. Concealed
Power.
No defects noted.
2.5
Parents Room
Suspended ceiling in grid.
Surfaced mounted lighting.
Painted finish to plastered
walls. Aluminium powder
coated windows. Flush self
finished fire doors with
vision panel. Carpet floor
covering. Concealed
power. Low level boxing
along rear wall.
No significant defects.
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
ITEM
ELEMENT
DESCRIPTION
CONDITION
2.6
Kitchen
Suspended ceiling in grid.
Surface mounted light
fittings. Emergency exit
light over rear door.
Painted finish to plastered
walls. Powder coated
aluminium double glazed
windows. Fully double
glazed aluminium powder
coated rear exit door.
Range of base units under
melamine worktop with
stainless steel sink. Gas
cooker with extract hood.
Tiled splash backs.
Heatrae Sadia water
heater. Vinyl sheet floor
covering. Timber skirting
and architrave. Flush self
finished fire door with
vision panel.
No defects noted (Photograph 18).
2.7
Playroom (3)
Suspended ceiling in grid
to sloping ceiling. Pendant
lighting. Painted finish to
plastered walls.
Concealed power. Hatch
to kitchen. Vinyl sheet
floor covering. Timber
skirting and architraves.
Aluminium powder coated
windows and fully glazed
rear access door. Flush
self finished internal fire
doors with vision panel.
Generally no significant defects. (Photograph
19).
Horizontal hairline plaster crack at high level
over internal door from corridor. (Photograph
20)
2.8
Parents and
Children’s Toilet
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Panels
concealing pipework and
cistern. WC, concealed
cistern and wash hand
basin. Vinyl sheet floor
covering.
No defects noted. (Photograph 21)
2.9
Children’s toilets
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Panels
concealing pipework. 4 no
WCs and cistern and 4 no
wash hand basins. Vinyl
sheet floor coverings.
No defects noted. (Photograph 22)
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
ITEM
ELEMENT
DESCRIPTION
CONDITION
2.10
Plant Room
Suspended ceiling.
Surface mounted light
fittings. Painted finish to
plastered walls. External
boiler room fire door.
Remeha Quinta heating
boiler. Heatrae Sadia
Multipoint water heater.
Incoming mains gas.
No defects noted.
2.11
Playroom (1 and 2)
Suspended ceiling in grid.
Rooflights in ceiling.
Surface mounted light
fittings. Painted finish to
plastered walls.
Concealed power. Vinyl
sheet floor covering. Base
unit, melamine worktop
with inset sink. Belfast
sink.
Timber skirting and
architraves. Aluminium
powder coated windows
and fully glazed access
door. Flush self finished
internal fire doors with
vision panel.
No defects noted (Photograph 23)
2.12
Milk Kitchen
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Base units
under laminate worktop
with inset stainless steel
sink. Tiled splash backs.
Vinyl sheet floor covering.
No defects noted.
2.13
Staff toilet and baby
change.
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Panels
concealing pipework and
cistern. WC, concealed
cistern and wash hand
basin. Vinyl sheet floor
covering.
No defects noted.
2.14
Laundry
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Base units
under laminate worktop
with inset stainless steel
sink. Tiled splash backs.
Vinyl sheet floor covering.
No defects noted.
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
ITEM
ELEMENT
DESCRIPTION
CONDITION
2.15
Staff WC
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Panels
concealing pipework and
cistern. WC, concealed
cistern and wash hand
basin. Vinyl sheet floor
covering.
No defects noted.
2.16
Accessible WC
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Panels
concealing pipework and
cistern. WC, concealed
cistern and wash hand
basin. Vinyl sheet floor
covering.
No defects noted.
2.17
Cleaner Cupboard
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Vinyl sheet
floor covering.
No defects noted.
2.18
Café Kitchen/
Refreshment
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Powder
coated aluminium double
glazed windows. Range of
base units under melamine
worktop with stainless steel
inset sink. Tiled splash
backs. Under sink water
heater. Vinyl sheet floor
covering. Timber skirting
and architrave.
No defects noted (Photograph 24).
2.19
Café seating area
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Powder
coated aluminium double
glazed windows. Fully
double glazed aluminium
powder coated fire exit
door and side screen. Vinyl
sheet floor covering.
Timber skirting and
architrave.
No defects noted.
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
ITEM
ELEMENT
DESCRIPTION
CONDITION
2.20
Circulation corridor
Suspended ceiling in grid.
Surface mounted light
fittings. Painted finish to
plastered walls. Double
glazed aluminium powder
coated high level windows.
Flush self finished fire
doors fitted with self
closers and vision panels.
Vinyl sheet floor coverings.
Timber skirtings and
architrave.
Hair line plaster cracks around built in timber
beam (Photograph 25).
Low level plaster defect adjacent to corridor
fire doors (Photograph 26).
Hair line cracks to jambs of high level
windows.
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
SECTION TWO
SCHEDULE OF PHOTOGRAPHS
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
APPENDIX ONE
SKETCH PLAN
(Excluded from this Schedule of Condition - See Gloucestershire County Council Website
based drawing information for Sketch Plan information provided under separate cover)
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Schedule
27 October 2009 – Revision A 12-2009
SECTION TWO
SCHEDULE OF PHOTOGRAPHS
Photograph 1
Photograph 2
Photograph 3
Photograph 4
Photograph 5
Photograph 6
Photograph 7
Photograph 8
Photograph 9
Photograph 10
Photograph 11
Photograph 12
Photograph 13
Photograph 14
Photograph 15
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Section 2 Photographs
27 October 2009 – Revision A 12-2009
Photograph 16
Photograph 17
Photograph 18
Photograph 19
Photograph 20
Photograph 21
Photograph 22
Photograph 23
Photograph 24
Photograph 25
Photograph 26
Refs: ASP/09/817-M04/GCC/River CC, Naas Lane Site/Section 2 Photographs
27 October 2009 – Revision A 12-2009