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Appendices B & C

Inclusion Zone Redevelopment, Donegall Pass, Belfast:
Concept & Envisioning Feasibility Study, January 2009
APPENDIX A: Condition Survey, Existing Building (Inclusion Zone)
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Appendix A: Condition Survey, Existing Building (Inclusion Zone)
Appendix B: Schedule of Existing Accommodation – Donegall Pass Community Forum Offices, Grove House
Appendix C: Crèche and Nursery Options
Appendix D: Discussion Document for Sustainable Measures
Appendix E: Best Practice Examples
Appendix F: Practice Information – Consarc Design Group and EPEC

Appendix A: Condition Survey, Existing Building (Inclusion Zone)

INSPECTION REPORT - 61 DONEGALL PASS , Belfast

Property Address: 61 Donegall Pass, Belfast Client: Donegall Pass Community Forum Date of Survey: 1st May 2008 Surveyors: Tom Ferris & Ciara Young, Consarc Design Group

The purpose of the survey is to record the existing condition of No. 61 Donegall Pass, Belfast, prior to demolition or major refurbishment.

This survey report is accompanied by record photographs and plans of the property.

1.0 GENERAL DESCRIPTION       This property was constructed c. 1910 and comprises of a two storey end of terrace building fronting on to Donegall Pass with a two storey return to the side and rear. The building is situated in the heart of the Donegal Pass community and was a valuable resource in its day. It sits alongside a range of shops, restaurants and business on Donegal Pass, a busy thoroughfare in the city centre.  It has lain vacant for a number of years and hence has suffered in appearance and usability showing significant evidence of damp and water penetration. The main access to the facility is off Donegal Pass via a concrete ramp with metal railings. This is needed to provide level access to the building due to the 450mm rise from street level. The ‘main hall’ social activity space is the first space entered from the street.  It surrounded by two offices, male and female toilets and a cafe area with associated kitchen. The ground floor extension contains a stairwell, a disabled toilet, stores, plant and an activity room.  There is a change in level in this extension and so there is a ramp down to the activity room. The first floor of the original building is accessed by the main stairwell.  It contains the main hall/gymnasium, changing facilities/toilets and an activity room.  There is a fire escape stair from the first floor gymnasium to an escape door on the street near the main entrance. The stair is contained in the circular tower, a prominent feature on the front facade of the building. The first floor of the extension to the rear of the building is accessed via a steep stair.  It contains an activity room, a toilet and a store. There is a narrow yard to the rear of the property.  At one stage it provided escape access from the main hall and social spaces.  It is enclosed by a brick wall and a metal gate.  It allows for an escape route from the activity room located at the rear of the property. The building comprises of the following accommodation:- Ground Floor Main hall/social area, office, TV room, cafe / kitchen and male and female toilets Main staircase, disabled toilet, store, switch room and boiler room Activity room First Floor Gymnasium Activity rooms Toilet and shower facilities     2.0 INTERNAL BUILDING FABRIC     2.1 Ground Floor Main Hall Timber floor on softwood joists with carpet finish.  Evidence of water ingress from defective roof. Suspended ceiling defective - grid system broken and tiles missing. Ceiling water damaged. External walls show signs of water ingress especially around windows.  Plasterwork has debonded from its substrate in places. Stud walls are damaged in various locations. Steel columns are enclosed with rigid boards.  These have been damaged in various locations. Office Defective plaster on external walls signs of water ingress. Sliding sash windows, sealed shut. Glass panes broken. TV Room Stud walls, uneven surfaces and faces damaged in various locations. Suspended ceiling system.  Fibre board damaged by ingress of water. Café/Kitchen Plaster walls damaged surfaces. Vinyl sheet flooring in poor condition. Floor covered with broken glass from windows. Sliding sash windows sealed shut and all glass panels broken. Suspended ceiling in poor condition, tiles missing and others damaged. Male WC Timber floor, vinyl sheet finish. Paint flaking off walls. Lower section of walls have a melamine board up to 1200mm above finished floor level. Doors damaged. Evidence of water ingress on walls and floors. Female WC Timber floor with vinyl sheet finish. Internal walls damaged. Extract fan on wall damaged. Corridor to Main Staircase Floor carpet wet and smells of dampness. Timber floor wet in places from defective roof over. No skirtings in place. Ceiling in poor condition, water ingress from roof over. Walls have been lined with protective layer (melamine board). Defective door frame main hall (door not closing). Main Staircase Vinyl sheet to treads and risers in poor condition. Handrails missing. Ceiling suspended, collapsed with other tiles missing. Water damage to all areas. External walls have defective plaster due to water ingress. Sliding sash windows not openable, cords missing. Disabled WC (Under Stairs) Stud walls in poor condition (damaged boards). Defective plaster on solid walls. Plasterboard ceiling damaged. Door handle missing, door does not close. Hallway to Rear Extension Suspended ceiling has water damage. Stud walls have damaged surfaces. Solid walls and external walls have loose plaster evident. Passageway to Activity Room Ramped section of flooring has vinyl sheet laid as a finish. Suspended ceiling system has water damage. Stud walls at doors damaged. External and internal solid walls have loose plaster. Metal flue located at ceiling level. Evidence of water ingress at junction with ceiling. Store/Switch Room External walls have defective plaster evident. Ceiling damaged. Solid concrete floor with no finishes. Activity Room (Ground Floor in Rear Extension) Solid floors with carpet finish, floors are wet, smell of dampness. External walls have defective plaster and generally in poor condition due to water ingress. Stud walls have damaged surfaces. Windows (casement) appear sound.     2.2 First Floor       Landing of Main Staircase Defective plaster to internal solid walls. Stud walls damage to surface. Timber floor and walls damp due to ingress of water. Sliding sash windows sealed shut, not openable and glass panes fractured. Shower Room Tiles surfaces throughout. Evidence of cracking to solid walls. Ceiling shows signs of staining. Evidence of dampness of walls and ceilings. Male WC Quarry tiled floor with cement coved skirtings. Defective plaster to solid walls adjacent to high level boiler location. Ceiling in poor condition, evidence of damp. Activity Room Suspended ceiling system damaged. Sliding sash window defective and not openable. Paintwork in poor condition. Defective plaster on walls (at high level). Gymnasium Timber floor with carpet finish floor very damp and covered with pigeon droppings. Suspended ceiling completely collapsed and suspension system defective. Plaster to all walls in poor condition.  Windows are sliding sash and are not openable. Fire Escape Plaster to walls defective. General escape in poor condition – walls, floors and ceiling. Staircase and Landing in Rear Extension Timber staircase, narrow and very steep incline. Suspended ceiling damaged and tiles missing. Asbestos roof covering visible from inside. External and internal walls defective. Evidence of water ingress. Lavatory Defective plasterwork to walls. Ceiling shows dampness from water ingress. Sanitary ware in poor condition, badly soiled. Activity Room (First Floor in Rear Extension) Suspended ceiling system damaged and tiles missing (type of board to be assessed). Walls have defective plaster around windows and columns caused by water ingress from roof.     3.0 EXTERNAL BUILDING FABRIC       The external fabric of the building is a load bearing masonry construction with a roughcast render and masonry paint finish. The windows on the front elevation are sliding sash and appear in reasonable condition from inside but not openable as the sliding mechanisms are all defective. Condition of stone cills at higher levels are unknown as they have been painted over. Windows on the side and rear elevations are a mixture of sliding sash and casement windows, timber appears sound but all require servicing to open and close. The roof construction is of two types: Slates on timber laths on softwood rafters and supported on timber purlins.  The timbers show signs of water damage as the roof coverings are missing.  There is no existing roof felt or insulation in this roof construction.  Many of the slates are missing and others have slipped from their fixings.   The roof at the rear of the building has an asbestos corrugated (curved) profile. There is no isolating membrane visible to the underside of the asbestos roof nor any signs of insulation present. There are stone copings to the tops of walls front and rear of the building, these show signs of movement and the opening up of the joints between the units. External doors are all timber with the rear and side doors etc. covered with steel sheeting for security reasons. Doors and frames appear in generally poor condition with defective ironmongery. Rainwater goods are cast iron, some of these are built into the external walls.  All appear to be defective with signs of rust evident, some sections of downpipes are missing. The render on the masonry external walls shows evidence of cracking. There is defective render in various locations particularly at lower levels where access is available. There is evidence of defective masonry at the rear and sides of the building. There are no timber fascias or soffits on this roof construction. The windows are timber throughout both large and small (large to the front and sides of the building and small to the rear). Although there are no obvious signs of timber infestation or rot the windows are not operational and have not been serviced for some time.  A full investigation from a specialist timber company would be required to assess this condition.     4.0 INSTALLATIONS       There is a boiler located on the ground floor and space heating throughout the building with a combination of single and double radiators. All pipes are surface mounted. The ground floor is served by a set of male and female toilets located off the main hall/social area.  There is a disabled toilet under the main staircase.  The kitchen contains one sink and an independent water boiler above. The first floor has two separate single toilet facilities and a double shower unit located off the landing area of the main staircase and a toilet facility located off the landing in the rear extension. The electrics consist of surface mounted light fittings and wall sockets.  Many of these fittings are not at a suitable level for use in the present environment and will not comply with current legislation. Most of the rooms have fluorescent light fittings which are fixed to the underside of suspended ceiling systems (many of the suspended ceilings are defective). A fire alarm system is visible at the ground floor level and at a few locations within the building.

PHOTOGRAPHS & PLANS

Plans:

Existing Elevation

Existing Ground Floor Plan

Existing First Floor Plan

Photographs:

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Appendices B & C