Structural Condition Report June 2009 Issue 05-06-09

8/14/2019 Structural Condition Report June 2009 Issue 05-06-09

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090121

CONDITIONSURVEY REPORT OF GAELSCOIL NA CAMOIGE

Prepared for:

Cairde Group

Gaelscoil Na Camge

June 2009


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Condition survey of Gaelscoil Na Camige, Clondalkin

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09121

CONTENTS

1.0 INTRODUCTION

2.0 SCOPE

3.0 DESCRIPTION

4.0 DISCUSSION

5.0 RECOMMENDATIONS

6.0 PHOTOGRAPH LOCATION AND DEFECT IDENTIFICATION

APPENDIX A PHOTOGRAPHS


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1.0 INTRODUCTION

On the instruction of the Cairde Group, Downes Associates carried out a walk through

structural appraisal of the various school buildings compromising Gaelscoil Na Camige.

The survey was carried out by Mr Liam Keogh, Chartered Engineer of Downes Associates onthe 26th May 2009. A number of record photographs were taken during the course of the

survey. Where referred to in the text, these photographs are included in Appendix A of this

report.

2.0 SCOPE

2.1 The inspection comprised a walk through the various buildings & access to two of the roof

areas. No opening up works were carried out during the inspection, i.e. the inspection was

superficial only and could not take account of work that is inaccessible to an ordinary person

walking around the property; or covered up; or underground. Access to the remaining to roofswas discouraged by the landlord representative during the inspection.

2.2 The building was inspected on a dry / mild day, of course defects in buildings can depend on

weather, and it may be that other defects may become apparent during other weather

conditions.

2.3 Photographs were taken during the inspection that show the condition of various elements as

found. These photographs are enclosed in Appendix A. These photographs are presented so

as to give a general record of the condition of the building.

2.4 The report is confined to commenting on the present condition of the structure as found. The

report is not intended to catalogue the extent of any building defects, but rather to comment on

their nature, i.e. it is not a schedule of dilapidation. Further detailed investigation of particular

elements of structure may be required at a later date. Recommendations are made with

regard to remedial works or further review. The report does not deal in detail with items such

as quality of finishes, weathering details, conservation or planning issues, mechanical and

electrical installations, fire certificate requirements and other non-structural issues. Where

issues arising from these are obvious a comment is included to give an overall impression of

the building as found.

3.0 DESCRIPTION OF THE BUILDINGS

The school is located off Watery Lane, Clondalkin, and comprises four separate buildings.

There is bitumen surfaced play area & pavement around the buildings & grassed areas to

either end of the site. The buildings are poratcabin type structures of various configurations to

provide the accommodation. There are two single classroom modules with their own toilets, a

three classroom & associated staff room, administration offices & toilets module and a four

classroom module with Head Teacher office and associated toilets. These will be referred to

as Blocks A, B C & D respectively for the purposes of identification in the report.

The construction of the modular prefabricated units generally appears to be of timber framedconstruction, with a thin rendered external render finish on plywood sheeting or an external

painted sheet steel lined wall arrangement. All are flat roofed buildings with falls for rainwater


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run-off to the gutter system, discharging to external rainwater downpipes. All of the roofs

appear to have had either replacement single ply roofing membranes applied, or addition of

supplementary profiled coated steel roofing sheets. Two prefabricated cabins modules fixed

together make up each classroom or the administration accommodation rooms. A central

spine beam, either appearing as an upstand or downstand beam, clear span the length of

each room and are supported on the end walls. These beams generally appear to be of timberconstruction, and are bolted together along their length at the interface of any two joined

modules. These beams support one side of the roof. The external walls, all punctuated with

windows support the other side of the roof. Floors are generally plywood sheeting, supported

on a timber joisted floor deck. The floor deck and walls are supported at intervals by blockwork

piers, in turn probably supported off isolated pad foundations internally and possibly on a

perimeter strip footing foundation. Block B is supported on a trailer chassis, possibly the one

originally used to transport the unit to the site. All of the buildings are raised off of the ground

for weathering purposes. Steps up from external ground level to the internal floor level are

provided, generally constructed of 215mm solid masonry blocks. Timber guard/balustrades are

also provided.

Internally the fabric of the building consists painted plaster ceilings & walls and a linoleum

covered floor. Lighting is provided by traditional florescent double bulb units. The toilets in

Block D have been provided with a retro fit rudimentary ventilation system. The remaining

toilets are either ventilate naturally via very small wall vent grill units or via the top hung

opening window. Heating is generally electric floor mounted units. There is a covered electric

element type heating unit in the hall/cloaks area of Block B.

External water tank arrangements are provided on the roofs of Blocks C & D.

4.0 DISCUSSION

4.1 Block A.

4.1.1 A single classroom module consisting two portacabin elements with a newer toilet block

extension.

4.1.2 The units appear to have an external painted sheet steel external liner, aluminium/steel

windows & doors and timber floor with plater lining boards to the walls & ceilings. A new

extension providing for 2 WCs and a storeroom has been constructed. The roof covering is

single ply torch on type membrane. Extensive repairs to the membrane have been carried out

over the years.

4.1.3 The structure & fabric of the building reflet the original specification for this type of structure

when it was constructed. The unit appears to be approximately 20 years old. The internal floor

to ceiling height is 2.17 metres, normally 2.4 metres is considered the minimum.

4.1.4 Ventilation of the classroom is via open able windows only. The toilets have no mechanical

ventilation, as required by the current building regulations, normally 15 litres/second or by

rapid ventilation, i.e. opening a window. The 6500mm2 background ventilation is met by the

wall vents.

4.1.5 The roof shows signs of extensive patch repairs and these have been poorly carried out in

areas. Local ponding of rainwater was visible on the day of the inspection.


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4.1.6 The sharp end of the fixings screws used to install the window grills is visible after penetrating

the widow frame. This is a health & safety issue.

4.1.7 The linoleum joint bars would appear to constitute a trip hazard.

4.1.8 There is no fire/smoke detector provided in the store room. Provision of adequate emergency

lighting should be confirmed by a fire consultant. A review of all on the building with respect to

this item is recommended.

4.1.9 The fuse board arrangement should be confirmed in writing as safe for the environment by a

suitably qualified electrician or electrical engineer.

4.2 Block B

4.2.1 A single classroom module consisting two portacabin elements with toilets & entrance cloak

room. No access gained to roof.

4.2.2 The units appear to be timber framed with a thin cementitious render applied to plywood

external sheeting.

4.2.3 The most unusual aspect of this unit is that the building is supported on an agricultural type

trailer chassis. This chassis is a steel lattice type framework, in turn supported on concrete

masonry blocks. The steelwork is now subject to extensive rust penetration.

4.2.4 The heating element arrangement located in the entrance cloakroom appears unusual for this

type of occupancy. This arrangement should be confirmed in writing as safe for the

environment by a suitably qualified electrician or electrical engineer.

4.3 Block C.

4.3.1 Three classrooms and staffroom & office accommodation is provided in this block. The units

appear to be steel sheet lined externally.

4.3.2 The side wall to one of the classrooms shows signs of structural distress and is significantly

bowed along its length. A new liner wall has been installed internally. The external steel sheet

shows signs of severe corrosion in one location & this is the probable cause of the bowing in

the wall. It is probable that the wall studs and the external sheeting acts as a diaphragm type

structure to support the roof & provide stability to the structure. The deterioration in the wall is

a cause for concern & a further evaluation is recommended immediately. This should include

a temporary propping arrangement along this wall until either a full structural appraisal & any

associated strengthening regime is carried out, or until replacement units are installed for this

classroom. This appraisal should be carried out by a charted structural engineer.

This item requires immediate attention due to the serious nature of the defect.


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4.3.3 The water tank on the roof requires a structural engineers sign off as it is probable that the

original design specification did not allow for this type of loading. Additional strengthening

works may be required subject to this review.

4.3.4 The toilets are ventilated by window openings only & given the occupancy level this is totally

inadequate.

4.3.5 There has been a new strengthening/support beam installed in one of the classroom units.

This appears to be in lieu of the support offered by the adjacent end partition support wall. It

should be confirmed that this work has been carried out by a competent contractor & certified

by their engineering department.

4.3.6 Extensive replacement & repair if the roof membrane is evident throughout the roof to Block C.

Some of the repairs have been carried out to a poor standard. The fixing arrangement for the

weathering of the upstand beams appears somewhat contrived & the suitability of piercing a

single ply membrane with fixings in this manner is questionable from a performance point of

view.

4.3.7 Water ingress from defective roof membranes has resulted in water ingress to this block.

Local staining of the plasterboard ceiling is evident in areas. This staining is visible adjacent to

lighting fittings so the associated risk if fire is evident. This is underscored by the standard of

repairs noted in Item 4.3.6.

4.4 Block D.

4.4.1 Four classrooms and office accommodation is provided in this block. The units appear to be

timber framed with a thin cementitious render applied to plywood external sheeting.

4.4.2 New profiled metal deck roofing has been provided to this block. The repair patchwork to the

ceiling of the rooms inside indicates that water penetration issues had been ongoing for some

time. The effect of this water penetration on the original structure cannot be determined

without significant opening up works. Some of the flashing details appear poorly executed at

the eaves.

4.4.3 A mechanical ventilation system has been installed in the toilets in this block. The adequacy of

this system in terms of air change volumes should be verified.

4.4.4 A water tank has been installed to the roof of this building; again structural adequacy of the

existing structure should be confirmed by a structural engineer.


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5.0 RECOMMENDATIONS

5.1 The wall defect to Block C, refer to item 4.3.2, should be actioned immediately.

5.2 The buildings are prefabricated modular buildings of various vintages. It is usual for the design

life of one of theses building to be in the order of 15 to 25 years. It is apparent that most or allof the buildings on the site have reached the expected design life for a structure of this type. It

is not usual to carry out major renovations of structures of this type, as the levels of

intervention required usually warrant replacement of the units with new prefabricated units or

permanent structure buildings.

None of the buildings appear to conform to any of the building standards associated with

modern school buildings & their appropriateness as being fit for purpose must be questioned.

It is probable that modern replacement units will be both cost effective & will address the

performance issues of the existing units.

5.3 A full appraisal of the fire detection and electrical system should be carried out for each of the

buildings. The issue of ongoing water penetration and the effect on the electrical & fire

detection systems require to be addressed in this review as this is a potential serious fire risk

item to both the structure & the occupants.

5.4 Consideration to carrying out an asbestos survey should also be given. A Type 2 survey is

recommended at a minimum, as these buildings have potential for contamination due to their

age.

5.5 The access steps to the buildings do not conform to modern building regulation standards,

however as many steps and goings are of varying dimensions, so they never conformed to the

previous building regulations either. This defect has the most potential consequence if an

evacuation of any of the buildings is required, over and above the constant trip/fall hazard

associated with this type of defect.

5.6 All modifications, i.e. water tank installations, Block C beam strengthening, and the suitability

of the foundation structure to Block B, should be confirmed by a charted structural engineer.

The natures of the alterations appear to be on a piece meal basis, as the requirement for

additional functions arose in the school. It is therefore important to satisfy design & safety

considerations via this review given the advanced age of the structures on the site.

6.0 PHOTOGRAPH LOCATION AND DEFECT IDENTIFICATION

Photo 1

Photo 2

Photo 3

Photo 4

Photo 5

Photo 6Photo 7

Block A: General view of classroom

Block A: Floor covering join, possible trip hazard.

Block A: Electrical fuse board, independent electrical report required.

Block A: Store room in extension. No smoke detector.

Block A: Fixing hazard to windows.

Block A: Typical external view.Block A: View to rear of new extension. Note wall vents to WCs.


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Photo 8

Photo 9

Photo 10

Photo 11

Photo 12

Photo 13Photo 14

Photo 15

Photo 16

Photo 17

Photo 18

Photo 19

Photo 20

Photo 21

Photo 22

Photo 23Photo 24

Photo 25

Photo 26

Photo 27

Photo 28

Photo 29

Photo 30

Photo 31

Photo 32

Photo 33

Photo 34

Photo 35

Photo 36

Photo 37

Photo 38

Block A: Typical roof membrane repair. Note sitting rainwater.

Block A: Ditto.

Block B: Typical external view.

Block B: Typical internal view.

Block B: Heating element. Appears to constitute fire/burning risk.

Block B: Unique portacabin support system. Note steel corrosion.Block B: Ditto.

Block B: Fire escape steps, no guarding & different riser & going dimensions.

Trip/fall hazard

Block C: Typical external view.

Block C: External sheeting. Severe corrosion.

Block C: Bow in external support wall.

Block C: Access steps. Different riser dimensions, fall hazard.

Block C: Access step. Trip hazard.

Block C: Water tank to portacabin roof.

Block C: Repair to roof membrane.

Block C: Ditto.Block C: Weathering of upstand beam detail & patch repairs to membrane.

Block C: Patch repair, no adhesion.

Block C: Water ingress from roof causing staining to ceiling below.

Block C: Water ingress at light fitting location

Block C: Typical internal view.

Block C: Typical view of WC. Note window ventilation only.

Block D: Typical external view

Block D: Water tank to roof of portacabin.

Block D: Over-sheeting of original roof with profiled deck roof.

Block D: Deterioration of external wall panels

Block D: External escape steps, no guarding and riser & going compliance

issues.

Block D: Repairs to water damaged ceiling.

Block D: Typical view of WC.

Block D: Reto-fitted ventilation system in toilets.

Block D: Typical internal view.

Signed:

_______________________________________

Liam Keogh

Chartered Engineer

DOWNES ASSOCIATES


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APPENDIX A

PHOTOGRAPHS


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Photograph 1

Photograph 2


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Photograph 3

Photograph 4


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Photograph 5

Photograph 6


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Photograph 9

Photograph 10


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Photograph 11

Photograph 12


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Photograph 13

Photograph 14


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Photograph 15

Photograph 16


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Photograph 17

Photograph 18


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Photograph 19

Photograph 20


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Photograph 21

Photograph 22


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Photograph 23

Photograph 24


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Photograph 25

Photograph 26


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Photograph 27

Photograph 28


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Photograph 29

Photograph 30


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Photograph 31

Photograph 32


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Photograph 33

Photograph 34


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Photograph 35

Photograph 36


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Photograph 37

Photograph 38

Structural Condition Report June 2009 Issue 05-06-09

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