LDN Architects - The Highland Council...Merkinch Welfare Hall, Inverness : Design Statement 3.3...

LDN Architects

Submission to:Merkinch Enterprise and Highland Buildings Preservation Trust

by:LDN Architects llp

with: Torrance Partnership Quantity Surveyors AF Cruden Associates Structural Engineers Irons Foulner Partnership Building Services Engineers

May 2012

MERKINCH WELFARE HALL, INVERNESS

DESIGN STATEMENT

S O U T H - W E S T E L E V A T I O N

G R O U N D F L O O R

F I R S T F L O O R

M E R K I N C H W E L F A R E H A L L LDN Architects

Merkinch Welfare Hall, Inverness : Design Statement

CONTENTS

Sections Page

1 Introduction and Background 1

2 Brief 2

3 Design Proposals 3

3.1 Approach

3.2 Accessibility

3.3 Layout

3.4 Architectural Character

3.5 Schedule of Accommodation

3.6 Outline Specification

4 Structure 14

5 Building Services 17

6 Cost Report 20

7 Scheme Drawings 22


1.0 Introduction and Background

1.1 Merkinch Welfare Hall is a derelict building dating from 1914 which is of both architectural and historical significance and an important focal point on one of the main approaches to Inverness Town Centre.

1.2 Having played a key role in the life of the local community for most of the 20th century, this important category C(s) listed building is now seriously at risk and requires:

• amajorprogrammeofrepairsandconservationtoreducetheeffectsoflongterm under-investment and neglect; and crucially,

• anappropriateandeconomicallysustainableusewhichwillallowittobeenjoyedand maintained for future generations.

1.3 These matters were investigated in an Options Appraisal undertaken in 2008 by the Highland Buildings Preservation Trust, with the help of a consultant team comprising:

LDN Architects Architect and Team Leader

Torrance Partnership Quantity Surveyor

AF Cruden Associates Structural Engineer

Irons Foulner Partnership Building Service Engineers

Compass TMRP Economic Consultant

Andrew Wright Conservation Advisor

1.4 The Options Appraisal identified a wide range of possible uses, including artist studio, cafe, residential and mixed use sport and office use. Overwhelming support to retain the building was established during community consultations and the Options Appraisal concluded that a mixed use community development, combining sports with office use, holds the best prospect for securing a future for the building.

1.5 In 2011 the building’s owner, Merkinch Enterprise, re-appointed the Highland Buildings Preservation Trust as projectmanagerstoprogresstheprojectandtheconsultantdesignteamwasaskedtodevelopthepreferredoption and prepare a scheme design up to Stage D of the RIBA Plan of Work.

1.6 This document describes the scheme design proposals and is intended to be the Design Statement which, together with the scheme drawings, will support applications to The Highland Council for Planning Permission and Listed Building Consent to restore and convert Merkinch Welfare Hall.

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2.0 Brief

2.1 The accommodation brief for the proposed mixed use scheme was discussed at workshops involving the building owner,potentialendusersandtheprojectteam,usingthepreferreddesignintheOptionsAppraisalasthestartpoint. The brief which emerged from this process is as follows:

2.2 Sport Accommodation

• Independentaccess,ideallyfromBrownStreet

• Entrancehallwithaccesstoallareas

• MaleandFemalechangingareas,withtoiletsandshowers

• Accessibletoiletswithshower

• Multi-purposesportshall

• Separateareaforexercisemachines.

2.3 Office Accommodation

• Independantaccess,ideallyfromGrantStreet

• Entrancehallwithaccesstoallareas

• Unisextoiletandaccessibletoilet

• Passengerlifttoupperfloor

• Flexible,openplanofficespace

• Storageandteamakingfacitlities

2.4 An important aspect of the brief is that the mixed uses must be capable of being fully integrated and managed by one user or used by separate groups. A degree of physical connection between the two is therefore essential.

2.5 TheconservationbrieffortheprojectisdefinedfirstlybytheOutlineConservationPlan,whichsetsoutthesignificance of Merkinch Welfare Hall and appropriate conservation policies and, secondly, by the Fabric ConditionSurveywhichdescribesthemajorprogrammeofrepairandrestorationwhichisrequired.Thisdesignstatementshouldthereforebereadinconjunctionwithbothdocuments.

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3.0 Design Proposals

3.1 Approach

The start point in considering whether a new use is appropriate can be made by reference to recognised conservation charters, which define an appropriate new use as being one which involves no change to the culturally significant fabric, only changes which are substantially reversible, or changes which require minimal intervention.

Given Merkinch Welfare Hall’s Category C(s) listing, this approach is arguably less of a challenge in comparison withsomeotherconservationprojects.Neverthelessitisimportanttoretainandconserveasmuchaspossibleof the remaining structure and fabric and, in particular, the distinctive front elevation and the layout of principal spaces.

The existing building is limited by site constrictions. The potential, however, to reinstate the missing section to the rear of the gable on Brown Street has provided more opportunities for the building. The proposed two storey extension not only increases the potential capacity of a restored Welfare Hall, but offers improved functionality and flexibility.

An important factor in considering potential designs is the wider planning context. There is very significant potential for a restored Welfare Hall to once more play a central role in the heart of the community, not only through accommodating appropriate uses, but because its prominence and considerable architectural merit would be revealed.

3.2 Accessibility

Careful consideration has been given to overcome the challenges posed by the existing building and the new interventions will greatly improve accessibility.

The new entrance from Brown Street will ensure level and straightforward access to the sports accommodation. Some modifications to the pavement level will be required to overcome the step and improve accessibility at the Grant Street entrance however.

The upper floor will be served by a platform lift and several options for its location were considered. The selected option locates the lift to one side of the entrance hall so that it does not interupt the direct route through to the rear hall or compromise any of the main spaces.

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M E R K I N C H W E L F A R E H A L L S I T E V I E W S LDN Architects


3.3 Layout

The scheme design drawings included in this report show a restored and converted Welfare Hall which provides the required accommodation and is in line with the conservation policies in the Outline Conservation Plan and the recommendations in the Fabric Condition Survey.

The sports accommodation is wholly at ground floor level and provides:

• AseparateentrancewithlevelaccessfromBrownStreet

• Anentrancehallandcirculationallowingaccesstoallareas

• MalechangingwithlockersandtoiletswithWC,urinal,2WHBsandashower

• Femalechanging,withlockersandtoiletswithWC,2WHBsandashower

• Acleanersstorewithsink

• Multiusespaceforsportsactivitiesintheretainedrearandfronthalls

• Flexibilityviaasliding/foldingscreenbetweenthetwohalls.

The offline accommodation is partly at ground floor level and partly at first floor level. This arrangement allows:

• AseparateentrancewithimprovedaccessfromGrantStreet

• Theentrancehallandstaircasetoberetained

• Newfacitlitiesatgroundfloorlevel,comprisingofaunisextoilet,accessibletoiletand boiler room

• Liftaccesstothemainofficespaceatfirstfloorlevel

• Twoopenplanofficespacesatfirstfloorlevel,eachwithstorageandteamaking facilities.

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3.4 Architectural Character

The distinctive interior of the Welfare Hall will be revealed by the restoration and the original elements will be repaired and restored where possible. Examples are the king post roof trusses and rooflights in the rear hall, fireplaces, the staircase, windows, doors, architraves and cornices. Similarly, the external fabric will be completely restored, an exception being the chimney to the rear hall which will be removed to improve the disposal of rainwater around the rear of the building.

A clear distinction between old and new is proposed, with new elements treated in a contemporary manner. The design of the extension has been carefully considered and the roof eaves kept relatively low so as to reduce theoverallvisualimpactoftheextensioninrelationtotheWelfareHallandtheadjacentbuildings.Thishasbeen made practicable by making use of the un-necessarily high ceiling height at ground floor level and lowering the first floor by 500mm in the rear office space.

Traditionalmaterialssuchasslatedroofandrenderedwallsareproposedinconjunctionwithcontemporarydetailing, and a vertical element has been introduced which combines the new entrance with windows at first floor level. This picks up on a visual theme from the original Grant Street elevations.

Itisrecognisedthatthejunctionbetweentherearhallandthenewentrancewillhavetobeverycarefullydetailed at the next stage, however future maintenance in these areas will be greatly assisted by the access windows which are proposed at first floor level. 1

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3.5 Schedule of Accommodation

The following table gives the net areas of the main spaces within Merkinch Welfare Hall.

1.0 Sports Accommodation Area sqm

1.1 Rear Entrance Foyer 9.0

1.2 Front Hall 34.5

1.3 Rear Hall 71.0

1.4 Female Changing 12.5

1.5 Male Changing 17.0

1.6 Accessible Shower Room 5.5

2.0 Office Accommodation

2.1 Front Entrance Foyer 16.7

2.1 Ground Floor WC’s 9.0

2.2 Front Office 60.0

2.3 Rear Office 47.0

3.0 Other Areas

3.1 Boiler Room 1.4

3.2 Cleaners Store 1.4

3.3 Storage 5.0

Totals 290.0

Areas are net room areas and exclude circulation and lobby areas.

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3.6 Outline Specification

Existing Grant Street Building and Rear Hall

Element Area Description

Foundations: Rear Hall Allow for an element of underpinning to the east facing wall of the rear hallwhichthenewextensionwilljoinonto.

Allowance should also be made for extending the underpinning locally at the rear wall and along the west wall of the rear hall.

External Walls: Grant Street Building Carefully remove render finish.

Cracks are apparent but the extent of the cracking will not be known until all render has been removed. Allowance should be made for extensive re-pointing both internally and externally.

Rear Hall Allowance should be made for extensive re-pointing to the three exposed random rubble walls of the hall.

Floors: Both Remove existing ground floor and reinstate with a new concrete floor with appropriate PC and insulation

Grant Street Building Alltimberfloorjoistendstobeexposedandinspected.Anyjoistendrepairs to be carried out.

220x70joiststobestrengthenedwith25mmplydeck,gluedandscrewedtotopofjoists.

Stair: Grant Street Building Generally in good condition. Minor repairs required.

Roof: Grant Street Building Strip roof of slates and sarking. Carry out repairs to rafter ends which are exhibiting signs of rot or deterioration. Replace sarking and reinstall slates on breathable felt.

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Front Office Existing rafters to either side of the dormers should be doubled up.

New trimmers comprising of 2no. 150x50mm flitch beams to the rear of the dormer should be introduced.

Reinstate 2no. ridge ventilators.

Rear Hall Striproofandcarryoutrepairs.Existingjackrafterstobereusedifpossible, however if required, new 200x63mm rafters at 450mm centres should be fitted. Replace sarking and reinstate slates on breathable felt.

Replace existing purlins with 2 no. 150x50mm timbers at 1m centres.

Extensive timber repairs are required to two trusses within the rear hall. All trusseswillalsorequirestrengtheningatthejunctionbetweenthecollartie and the rafter. Each should be fitted with 8mm steel plated bolted to eachside.RefertoengineerdrawingCA7147/12

Install 2 no. ridge ventilators.

Windows: Grant Street Building Allow for the reconstruction of the ground floor fenestrations on the Grant Street elevation based on photographic evidence.

All other windows are in a sufficiently sound state to be overhauled.

External Doors: Grant Street Building Overhaul double leaf front door and replace missing bolection mouldings. It may be necessary for the door to be taken to pieces and rebuilt.

Internal Doors: Grant Street Building Existing panelled doors overhauled and re-used. In toilets solid core flush panel doors for paint finish

Ironmogery: Existing ironmongery overhauled and re-used where practicable, or replaced to match original. Stainless steel pull handles to toilets.

Lining and Skirtings:

Repair existing architraves and skirtings. Any new architraves and skirtings to match existing.

Balustrade: Existing balustrade and handrail are in good condition and require minimal repairs.

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Rooflights: Rear Hall 5 no. cast-iron rooflights to be retained. These are in poor condition and will require a complete overhaul and secondary glazing installed.

Internal Wall Finishes:

Grant Street Building In general the lath and plaster finishes are repairable. The small, front facing room, is in poor condition so to is the ceiling in the rear toilet. Exisiting lath should be removed. Walls and ceilings to be strapped and lined with a plaster skim.

Front Hall Allowance should be made for the existing lath and plaster finish in the front hall to be removed and new wall board and plaster skim applied.

Rear Hall All lath and plaster to be removed and new wall board and plaster skim applied.

Floor Finishes: Entrance and stair lobby

Hardwood timber flooring.

Front Office Carpet.

Toilets and Boiler Store

Non slip vinyl flooring.

Front and Rear Hall Floating floor with 8mm impact resilient rubber flooring.

Roof Finish: Both Reinstate Scots slate and source new Scots slates to match exisiting.

Drainage: Grant Street Building Source cast-iron ogee downpipes and flat backed rainwater hoppers to replace existing.

Rear Hall New cast-iron gutter and downpipes.

Hot and Cold Water:

Both Completely renew water services installation.

Front and Rear Hall Flat panel radiators at high level.

Ventilation: Office Toilets: Mechanical ventilation

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Heating: Grant Street Building A mixture of steel panel and steel column radiators.

Front and Rear Hall Flat panel radiators at high level.

Ventilation: Office Toilets: Mechanical ventilation

Front and Rear Hall Natural ventilation with mechanical ventilation to the rear hall only.

Power: Both Upgradesystemtoa60Athreephasesupply.

Lighting: Upgradesystemwithallowanceforappropriatefitments.

Emergency lighting and escape signage

Communication: Both Installation of a new BT connection including broadband with multiple incoming lines.

Lift: Installation of platform lift with blockwork enclosure.

Security: Both A L1 automatic fire detection and alarm system installed throughout.

Both A full intruder detection and alarm system installed throughout.

Kitchen Fittings: Front Office 2no. 600mm base units to front office with worktop and round inset sink.

Standard commercial range units.

Sanitary Fittings: Office WC Countertop wash basin with back to wall WC.

Accessible WC Doc M pack - close coupled WC and wall hung WHB.

Special Fittings: Grant Street Building Overhaul the exisiting fireplaces within both halls and first floor front office.

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Brown Street Extension

Element Area Description

Foundations: Concrete strip foundations.

External Walls: Insulated timber frame with blockwork outerleaf. Render finish.

Internal Walls: Plasterboard for paint finish.

Floors: Concrete slab with levelling screed.

Timberjoistfloorwith25mmplywooddeck

Roof: Insulated slated roof with timber trusses.

Windows: Double glazed fixed and opening lights in timber frame.

External Door: Timber door with glazed insert and fixed light to side of door and above.

Internal Doors: Opaque glazed timber doors for paint finish.

Ironmongery: Stainless Steel pull and lever handles.

Skirtings and Facings:

MDF for painting.

Suspended Ceilings:

Changing Areas Suspended MF system.

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Internal Wall Finishes:

All Wallboard with plaster skim.

Entrance Paint finish.

Changing Rooms Paint finish.

Tiled splashback to WHB.

Wet wall to shower enclosures.

Accessible Shower Wet wall to two walls and behind WC.

Others paint finish.

Cleaners Store Paint finish.

Floor Finish: Entrance Vinyl flooring.

All other Non-slip vinyl flooring.

Roof Finish: Scots slate.

Drainage: Externally Lindab galvanised steel rainwater goods.

Internally Cast iron.

Hot and Cold Water:

Cold water from mains feed.

Domestic hot water by an unvented domestic hot water cylinder. Cylinder heated by gas fired boiler.

Heating: A mixture of steel panel and steel column radiators.

Ventilation: Changing Rooms and Acc Shower

Mechanical extract.

Rear Office Natural ventilation through openable lights to both front and rear elevations.

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Power: 60A three phase supply.

Lighting: Allowance for appropriate fitments.

Emergency lighting and escape signage.

Communications: New BT connections as detailed above for existing building.

L1 system and intruder alarm.

Security/FireSystems:

As detailed above for existing building.

Kitchen Fittings: 2no. 600mm base units to rear office with worktop and round inset sink.

Standard commercial range units.

Sanitary Fittings: Male Changing 1 no. back to wall WC

1 no. urinal

2 no. countertop WHBs

1no. thermostatic shower.

Female Changing 1 no. back to wall WC

2 no. countertop WHBs

1no. thermostatic shower.

Accessible Shower Doc M shower pack - close coupled WC, wall hung WHB and level shower.

Entrance Drinking water fountain.

Storage Fittings: Allow for shelving in office cupboards.

Lockers and benches in both changing rooms.

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4.0 Structure

This section has been prepared by AF Cruden Associates.

4.1 General Description

Merkinch Welfare Hall comprises of a 1½ storey masonry building with a dual pitched timber and slated roof and suspended timber floor approximately 15m x 6.5m wide, fronting onto Grant Street (photo 1).

At the rear of the hall there is a single storey masonry hall approximately 10m x 8.5m on plan with a dual pitched timber and slated roof. In the rear area the roof structure comprises of feature trusses approximately 3m centres (photo 2).

4.2 Existing Condition

The external masonry walls have been rendered on the 1½ storey section, Although there are a number of cracks exhibited throughout the building the extent of the cracking will not be known until the render is removed and the stone wall inspected. It is likely that the stonework both internally and externally will require extensive re-pointing.

The stonework to the rear hall is a combination of random rubble masonry and brickwork and is exposed on all three sides externally and will need extensive re-pointing (photos 3 and 4).

Theupperfloorofthe1½storeybuildinghashadsomejoistendrepairworksstartedbutithasnotbeencompleted (photo 5). Above the front window lintels some of the timber lintels have been replaced with a steel universal beam.

In the opening between the 2 storey hall and the rear single storey hall area a 305 x 165 steel beam supports the rear wall of the 2 storey section and part of the roof of the rear hall.

In the 1½ storey section, there has been quite a bit of moisture ingression through the roof and unsealed windowopeningswhichhasledtodeteriorationoftheinternalfabricandsomeoftheupperfloorjoists.Therehasobviouslybeenthepresenceofrotinthefloorjoistsasindicatedbytherepairworksnotedabove.

The roof structure which comprises of 150 x 63 rafters at 450 centres with a 150 x 50 collar tie seem to be in reasonable condition and there is no indication of deformation in the ridge line or roof line. However, the rafter ends require to be investigated to determine if there are any rot issues, particularly where moisture ingression has occurred.

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The current bridle at the rear of the dormers appears to be inadequate and requires to be upgraded, with the rafters either side of the dormers being doubled up.

Intherearhallareatheroofcomprisesof200x63jackraftersat450centressupportedoff150x75purlinsat1.2 to 1.5m centres spanning onto featured roof trusses at approximately 3m centres. The timber generally in the rafters and purlins appears to be reasonably sound, considering the general state of the rear hall. However, ontwoofthefeaturedtrussesthereisextensiverotdamage,particularlyonthetrussadjacenttothe1½storeyblockandtheadjacenttruss(photos4and6).

Stonework within this area of the building was noted to be quite damp and the construction appears to be of brick and stone.

4.3 Future Development

It is intended to refurbish the 1½ storey wing and existing hall area and build a 1½ storey extension to the rear ofthe1½storeywingandadjoiningthehall,housingtoiletandchangingaccommodationonthegroundfloorand office accommodation on the upper floor.

An assessment of the existing structure taking account of the proposed future development and its effect on this structure has been undertaken. The structural requirements are indicated on AF Cruden Associates drawing CA7147/10,11,12whichissummarisedbelow.

4.4 1½ Storey Block

• ExistinggroundfloortoberemovedandreinstatedwithanewconcretefloorwithappropriatePCand insulation.

• Upperfloorjoists–allendstobeexposedandinspectedandjoistendrepairscarriedoutasrequired. Theexisting220x70joistsarenotadequatefortheproposedloadinganditisrecommendedthat theybestrengthenedbyfixinga25mmplydeckgluedandscrewedtothetopofthejoistsasnoted.

• Trimmingtimbersrequiretobeintroducedatthenewstaircaseandliftareasasnoted.

• Theexisting1½storeyroofstructureseemstobeinreasonablecondition.However,existingrafters should be doubled up either side of the dormers and a new trimmer at the rear of the dormer comprising of two 150 x 50 flitch beams be introduced.

• Anyrafterendsthatareexhibitingsignsofrotordeteriorationshouldberepairedand/orreplaced.

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4.5 Rear Hall Area

Althoughtheexistingjackraftersareadequate,duetotherelocationofthenewrooflightstherewillbeextensive alterations to the layout of the rafters and purlins.

Itisrecommendedthattheexistingjackrafters,ifpossible,bereusedorintroducenew200x63raftersat450centres.

As a snow drift load may occur due to the new 1½ storey extension, the existing purlins are not suitable and new purlins comprising of two 150 x 50 timbers at 1m centres are required and should tie in with the roof light locations.

Two of the featured trusses have extensive damage at the wall head end and extensive timber repairs require to be carried out. An assessment of the existing truss has conculded that it is over-stressed and it is proposed that eachofthetrussesisstrengthenedatthejunctionbetweenthecollartieandtherafterwith8mmsteelplatesboltedeachsideateachendofeverytrussasshownonAFCrudenAssociatesdrawingCA7147/12.

4.6 New Extension

Where the new 1½ storey extension is being constructed against existing walls of the hall, it is recommended an allowance be made for underpinning this section of wall on a hit and miss bay pattern.

Allowance should also be made for extending the underpinning locally at the rear wall and along the west wall of the Hall.

As the new extension to the rear of the hall is relatively small scale it is anticipated that the construction will be 150 x 50 timber stud wall at 600 centres with an external 100mm block skin.

Theupperfloorjoistscomprisingof220x50timbersat400centreswitha25mmplydeckinggluedandscrewedtothejoists.

The roof structure comprises of prefabricated gang nail trusses at 600 centres supporting sarking and slating.

4.7 Services

TheexistingHallhasbeenconnectedtothePublicUtilitiesallofwhicharelocatedonGrantStreetand/onBrownStreet.TheserviceslocationsarenotedonAFCrudenAssociatesdrawingCA7147/10.

Itisassumedthat“heritable”accesscanbeobtainedtoexternalfacesoftherearhallwithadjoiningneighbouring properties.

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5.0 Building Services

This section has been prepared by Irons Foulner Services Engineers .

5.1 Existing Installations

The building is in a semi derelict state and none of the existing services installations are in a salvageable condition. All existing elements of the old installations shall be removed and entirely new systems installed. New entry points for the mains gas and water services will also be required. These will entail some alterations works externally by the utilities.

5.2 Electrical Supply and Distribution

The building currently has a single phase supply which appears to be taken from the street lighting installation to serve the clock. This supply is located immediately to the right of the main entrance door as viewed from outside. Historically, it appears that a larger three phase electrical supply for the building also terminated in this position, but this has long since been disconnected. It is estimated that a 60A three phase supply would be required to serve the new development. It is anticipated that this would be located in a cupboard in this same position.

The new supply would feed a three phase distribution board located in this cupboard. This would in turn supply the boxing academy accommodation and common circulation and toilet areas. Two separate single phase sub-mains cables would be taken from this distribution board to supply single phase distribution boards for each of the two lettable office areas. These single phase boards would be provided with separate electricity metering facilities so that the electrical consumption of the offices could be monitored and separately charged if this was desired. Each distribution board would contain a range of rcd and mcb protected circuits. The final circuit wiring would be carried out in pvc insulated and sheathed twin and earth cables to flush mounted electrical accessories similar to the plastic MK range in most of the building and to robust metal clad electrical accessories in areas like the front and rear hall.

5.3 Heating

Heating will be by a single compact, wall hung high efficiency condensing gas boiler. The boiler will be located in a dedicated boiler cupboard on the ground floor. The boiler will have a fan assisted balanced flue that will terminate through the wall onto Brown Street. The boiler will have a rating of approximately 45kW and will not therefore create a place of special fire risk. The boiler will provide low temperature not water for central heating and as primary heating for the domestic hot water described below. Central heating distribution will be by steel pipework connected to new radiators which will be a mixture of steel panel and steel column radiators depending upon the location and whether a modern or traditional aesthetic is more appropriate. In the rear hall where wall space is at a premium and radiators are liable to damage, the solution will be to locate flat panel radiators at high level on the walls. Each radiator will be provided with a thermostatic valve. The heating will be zoned so that the sports accommodation may be operated at different times from the office accommodation

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S E C T I O N B B

A

BB

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Survey Sections


The existing gas supply for the building enters in the same location as the electricity supply described above. The meter has been disconnected for some time. This location is no longer viable for the gas supply. It is proposed that a new supply will be brought to the building from Brown Street (probably connecting to the main in Grant Street) and will terminate in a new gas meter cupboard to be formed under the smaller of the two windowsintothecommonaccessibleWC.Fromtherethegassupplywillconnecttotheboilerintheadjacentboiler cupboard.

5.4 Domestic Water

It appears that the existing mains water supply to the building enters in the corner of the proposed common accessible WC. It is probably a three quarter inch supply pipe. It is proposed that this be upgraded to a 40mm mdpe modern pipe and south to a position behind the proposed gas meter cupboard described above. It will be extremely difficult to provide mains water storage of any meaningful capacity in this building and so it is proposed that the building will operate as directly mains fed with no cold water storage. This will require the agreement of Scottish Water. It also means that the capacity of the mains service will require to be adequate to meet the after-diversity maximum demand from the water services installation, which is why it is necessary to upgrade the mains connection size as described above. The benefit of this approach, apart from not requiring storage, is that good water pressure for showers will be obtained without the need for booster pumps and the like.

Domestic hot water will be provided by an unvented domestic hot water cylinder installed in the cupboard under the stairs. This cylinder will be heated by the gas fired boiler. The hot and cold water distribution system will be by copper pipework.

5.5 Ventilation Systems

The office accommodation on the first floor will be naturally ventilated via openable windows. The front and rear halls will also be naturally ventilated, but the rear hall will be provided with additional mechanical extract. The front hall will be ventilated by openable windows and the rear hall will be provided with new, openabe rooflights with electrically operated actuators. Additionally two extract fans will be provided at the apex of the pitched roof housed in ventilators that will be designed to match the two existing towers on the main pitched roof.

The changing, shower and toilet accommodation will all require mechanical extract ventilation. Ductwork will run above a suspended ceiling in these areas to a common extract fan, probably located above the suspended ceiling in the accessible WC. From there the system will exhaust through a louvre hidden behind the upper sash section of the smaller window in the accessible WC.

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5.6 Fire Detection and Alarms

An L1 automatic fire detection and alarm system will be installed with smoke detectors covering all areas. These detectors would be connected to a central panel located at the main entrance off Grant Street.

5.7 Security System

An intruder detection and alarm system will be included in the electrical services installation. The system would incorporate multiple detectors as required to constitute a ‘verified’ system as defined by the ACPO code of practice for alarm systems, and the system will be connected to a remote, permanently manned monitoring station via a telephone link. Management of the building will require careful consideration, especially in relation to the two lettable office areas. In these areas it is likely that the individual tenants will require separately alarmed spaces. Access to the building will require to be considered carefully to ensure that proposals are not undulyrestrictiveforcommercialtenants–egaccessatweekendsandthelike.

5.8 Telecommunications

A new BT connection will be required, including broadband service. The telecoms requirements of the two lettable office areas will require particular consideration. This will require capacity for multiple incoming lines (perhaps five or six) with broadband, and the facility to cable through the building from the central connection point to the two individual lettable units with relative ease.

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F0849/05

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6.0 Cost Report

This section has been prepared by Torrance Partnership.

6.1 Elemental Cost Plan

Element Cost Total Cost / sqm

Substructure £29,973.00

Demolitions £0.00

Downtakings and Alterations £8,800.00 £38,773.00 £115.05

UpperFloor £4,250.00

Roof £65,372.00

Stairs £4,500.00

External Walls £25,490.00

Windows/ExternalDoors £27,900.00

Internal Walls and Partitions £8,741.00

Internal Doors £14,650.00

£150,903.00 £447.78

Wall Finishes £47,982.00

Floor Finishes £25,480.00

Ceiling Finishes £15,165.00

Decoration £28,450.00

£117,077.00 £347.41

Fittings and Fixtures £14,000.00

£14,000.00 £41.54

Sanitary Appliances £16,100.00

Disposal Installations £11,970.00

Water Installation £8,600.00

Heat Source and Space Heating £29,775.00

Ventilation Installation £4,000.00

Electrical Installation £26,035.00

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Gas Installation £1,000.00

Platform Lift Installation £15,000.00

Communication Installations £2,500.00

Special Installations £8,000.00

Builder’s Work Regarding Services £2,000.00

£124,980.00 £370.86

Site Works and Landscaping £7,500.00

Drainage £7,500.00

External Services £3,200.00

£18,200.00 £54.01

Contract sub-total £463,933.00 £1,376.66

Preliminaries (20% Approx) £92,787.00 £275.33

Contingencies (20% Approx) £55,672.00

Total overall cost of works £612,392.00 £1,817.19

6.2 Notes

The Cost Estimate excludes Value Added Tax.]

The Cost Estimate excludes Professional and Building Warrant fees in respect of the works.

All costs assume a tender return during ‘Third Quarter 2012’ and a start on site during ‘Fourth Quarter 2012’. Costs also assume that competitive tenders will be sought from Contractors pricing measured Bills of Quantities incorporating a standard form of building contract.

Should the tender return be significantly later than that noted above, some allowance should be made for inflation and, whilst current indications are that this is not particularly significant on a national basis, we believe a minimumof5%perannumbeyond3Q12shouldbeconsideredforthisparticularproject.

The Cost Estimate is based on Draft Design Report (with drawings) prepared in April 2012 by LDN Architects, AF Cruden Associates Structural Engineers’ report date 23rd March 2012 and Irons Foulner Consulting Engineers’ (Services) report dated March 2012.

The Cost Estimate excludes loose fittings, white goods, carpets and the like.

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7.0 Scheme Drawings

Ground Floor Plan

First Floor Plan

South West Elevation

South East Elevation

North East Elevation

North West Elevation

Section A-A

Section B-B

Site Views

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E N T R A N C E

R E A R H A L L

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A C C S H O W E R

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W C

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S T

R E

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B O I L E R R O O M

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B B


O F F I C E

L I F T

O F F I C E

L O B B Y

S T S T


A

A

B B

S O U T H - W E S T E L E V A T I O N


F I R S T F L O O R


S O U T H - E A S T E L E V A T I O N


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N O R T H - E A S T E L E V A T I O N


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N O R T H - W E S T E L E V A T I O N


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S E C T I O N A - A


F I R S T F L O O R O F F I C E O F F I C E L O B B Y

W C A C C W C

M A L E W C / C H A N G I N G F E M A L E W C / C H A N G I N G

O F F I C E


S E C T I O N B - B



O F F I C E


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M E R K I N C H W E L F A R E H A L L S I T E V I E W S LDN Architects

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