Consultants' Report (Under construction)
CONTENTS
1.0 INTRODUCTION
1.1 General introduction
2.0 CONDITION APPRAISAL 2.1 Scope
2.6 Anciliary buildings and hard landscaped areas
3.0 Appendix
3.1 Indicative Roof Plan
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1.0 INTRODUCTION
SIR JOHN MAXWELL PRIMARY SCHOOL. PROPERTY ADDRESS: 30 Bengal Street, Glasgow. G43 1NL. (Contains OS data © Crown copyright and database right 2020)
1.1 General introduction
This report covers a condition appraisal of the former Sir John Maxwell primary school based on initial observations on 20th August 2018 to facilitate the compilation of a fee proposal for this condition survey, and a more comprehensive review on 6th December 2019 at which time the condition survey review was carried out by ZM Architecture, David Narro Associates (Structural engineer) and Cuthbertson Preservation (Scotland) Ltd (rot specialist). It should be noted that during the initial approach from the client body, various previous documents generated on the condition of the building were provided. These have been used as a frame of reference to identify if conditions have deteriorated since the original surveys.
The surveys provided and referenced are:
ZM Architecture were appointed to carry out the survey work by Mr. R. Marshall, Secretary of Sir John Maxwell School Trust on 18th October 2019. The appraisal is being funded by grants from Glasgow City Heritage Trust and The Architectural Heritage Fund.
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1.2 Consultant Team
The consultant team appointed to carry out the condition survey has been led by Nick Blair Bsc (hons) Barch PGDip (Construction Law) RIAS, RIAS Accreditation in Conservation Architecture (Advanced level) and David Millar, Adv Dip BC, HNC BE, MCIAT.
Our appointed design team is as follows:
Structural Engineer - David Narro Associates. Ben Adam - BEng (hons) CEng MICE MIStructE CARE Conservation Accredited Engineer.
Cost consultant – NBM Construction Cost Consultants Ltd. Bryan Houston – MRICS.
Rot consultant - Cuthbertson Preservation (Scotland) Ltd. Rory Cuthbertson – ARIBA Barch P.President Scot.M.Wrights
1.3 Description
The former primary school building sits within an enclosed perimeter bounded by Christian Street (N), Bengal Street (S), Pollokshaws Burgh Hall (W) and a two storey residential terrace to the east. An overgrown playing field sits further to the south, just before the banks of the White Cart Water. The building is in close proximity to the boundaries of Pollok Park Conservation Area and Newlands Conservation Area but is not contained within either conservation Area.
The building is three storeys, each being very generous in height as was common of the building typology. The classrooms and associated staff areas are all set around the building perimeter and accessed from a prominent double volume entrance foyer (formerly classed as a Drill Hall) with a perimeter access balcony to the first floor level. Whilst access to the building was gained directly from the foyer, it should be noted that this area was not originally accessed directly from the outside space. The external walls are formed entirely from a red sandstone and benefits from well proportioned elevations with richly carved areas, typically to entrance areas. The roof is broken into distinct areas, each serving a wing of classrooms below or prominent space and as such the roof profiles rise and fall several times over the elevational rhythm. The roof supports glazing of varying types, either being patent glazed areas serving large halls below or functional rooflights to give daylight to within the roofspace for maintenance and access onto the roof plane. All roof areas are covered in natural slate and it is likely that this is the original roofing material with the exception of small areas of repair noted. The perimeter of the external walls generally rise above the roof plane and terminates as a parapet. All roof plane intersections terminate in tapered gutters. Hips and ridges are currently in zinc.
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It should be noted that almost without exception, the leadwork which would previously have formed the gutter areas has either been replaced in felt (deliberately during the school’s occupation) or were formed in lead, now lost to metal thieves. Indeed, any metal of value to the roof has predominantly been removed, including cast iron skylights, and as such, the roof now has no real degree of waterproofing to these areas. Whilst much of the roof slating remains and is therefore to a large degree water repellant, the unprotected gutters now receive the full volume of surface water with no means of controlling and dispersing its load and the effects of this can clearly be seen internally.
Windows are formed in single glazed timber sash and case (two over two generally except to the central foyer). External doors, where seen, are in timber although fully enclosed by secondary security doors. Internally, walls and ceilings are plastered and support decorative work around beams or to high level ceiling junctions. The internal walls are largely formed in brick (archive data). Floors are either formed in timber, typically to the perimeter of the building at classroom areas, or in beamfill (concrete) to common areas such as stairwells or access corridors.
External areas to the building consist of a perimeter railing, playsheds and a playground. These areas had previously been overgrown with Buddleia Davidii and other invasive species, however these have recently been cleared.
1.4 Background information and assessment of significance
The building is significant in terms of its local prominence and scale which is arguably matched only by the adjoining Pollokshaws Burgh Hall building, both of which sit within a largely residential area. Being in the heart of a long-established community, the building is highly regarded locally and further afield. It is noteworthy that the building is not a listed building, which is perhaps surprising given its link to Sir John Maxwell and its clearly distinctive architecture. Notwithstanding this, its crucial role in the greater streetscape cannot be underestimated.
The lack of protection that a listed building status would naturally provide has meant that the clearly dilapidated condition of the building has merited inclusion in the Buildings at Risk Register for Scotland, as follows:
General Details and Location
Category: AT RISK
Name of Building: Sir John Maxwell School
Address: 30 Bengal Street, Pollokshaws, Glasgow. G43 1RH
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Reference No: 5518 Listing Category: Unlisted
Description
T-plan school with central hall. Three storeys over basement, red sandstone ashlar construction with slated roofs. Areas of stone carvings and inscriptions, beautifully executed. Separate entrances for girls and boys with carved decorations. Double height central hall with gallery, decorative plaster ceilings decorative cast iron inset panels to gallery and landings with carved wooden newels. Red sandstone boundary wall with railings.
Built to replace the original industrial school which had been gifted to the people of Pollokshaws by local landowner and industrialist Sir John Stirling Maxwell of Pollok estate in 1854. Sited alongside RR Anderson's Burgh Hall.
The early 20th century political activist, John McLean, is understood to have taught evening courses on economics and industrial history at the school from 1908-1915 (Smart). Building Dates: Dated 1907
Architects: John Hamilton for Eastwood School Board
Development History
December 2012: Nominated for the Register by Glasgow Building Preservation Trust. Closed as a school in Summer 2011. Whilst currently unlisted, it has been nominated to Historic Scotland as a potentially listable. For Investigation.
18 June 2013: External inspection finds a fine building in a generally poor condition, largely due to the activity of metal thieves. There are extensive areas of dampness to the rear and side elevations and substantial plant growths can be found in wallhead gutters. Otherwise, this robust building survives remarkably well.
20 August 2018: The Evening Times reports that following a petition Glasgow City Council has agreed to work with community leaders to try and find a new use for the building.
Previous studies of the building have been made available for comparison with current conditions, as noted in section 1.1. The first document, dated 2007, relates to a feasibility study for the use of the building after the closure of the school which was at that time occupied and furnished. In terms of the conditions noted within the feasibility study, it was clear that the building was noticeably suffering to a minor degree from rot as noted by fruiting bodies from a dry rot outbreak. Clearly, the path of decay and water ingress had commenced before the school closure.
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Of particular note was the condition survey and structural condition survey of November 2013, carried out by DRS Housing & Regeneration Services. These useful documents show, both through written observations and recorded images, that the condition of the building was at that time of great concern. Whilst only six years had passed from the previous study and two years from the schools closure, the progression of decay was remarkable.
This report will reiterate many of the observations made previously as the defects identified have not as yet been addressed, however it should be noted that the condition of the building has declined further in the intervening seven years since the DRS Housing & Regeneration Services surveys.
1.5 Summary
The building presents two distinct aspects in terms of perceived condition. Externally, to the common observer, the condition of windows, doors and stonework, being the primary view show that the building appears to be in reasonable condition but with some signs of neglect. Even a cursory view of the roof from distance viewing shows minimal defects. This is of course belies the true condition when viewed at close range, either from ground level or as viewed in detail from above.
Secondly, the internal condition is never seen other than through consent from the Local Authority. It is only when reviewed internally that the true extent of the dilapidated condition becomes painfully apparent. Years of neglect in routine maintenance, coupled with a clear programme of metal theft and internal vandalism has rendered the building in a chronic state of decay, with no identifiable area of the internal fabric untouched by this progressive decline.
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2.0 CONDITION APPRAISAL
2.1 Scope
The scope of the survey is limited to external elevations viewed from ground level aided by close inspection by binoculars and zoom cameras. Additionally, a high level external review was carried out using a drone equipped with a camera, carried out by DroneXscape Media on behalf of ZM Architecture Ltd. Internal access was granted by City Property (Glasgow City Council), however the review was limited to areas which were deemed sufficiently safe for access, typically where the underlying floor structure was concrete (beamfill). Areas containing timber floors were not accessed due to the perceived instability of the floor structure as noted in the previous condition surveys and observations made during the survey by the Structural engineer and Rot surveyor. The inner (hidden) roof planes and all areas behind parapet gutters could not be reviewed from ground level, however the drone survey was invaluable in recording a general overview of the external roof condition. The internal roof structure could not be reviewed directly due to safe access restrictions and any commentary within this report, whilst speculative in nature, is based on likely outcomes from the deleterious effect of the external roof condition and previous professional experiences of similar circumstances. It should be noted that the survey work was non-intrusive in nature.
The date of the inspections were as follows:-
20th August 2018. (am): Weather conditions: dry. Initial scoping meeting to aid in development of fee proposal. 6th December 2019 (am): Weather conditions: wet and overcast.
The survey endeavours to identify the condition of the building as a whole, however it must be understood that certain elements of the building remained unseen due to restricted or unsafe access, and as such failings of the building fabric may exist out with those documented below. Every effort has been made to capture the critical failings of the building at hand. Archive drawn information, kindly supplied by the client body, was used to assist in the preparation of cost measurement purposes and for the comparative structural assessment of the construction materials, load paths and construction sequence relative to defects noted on site to determine likely causes of failure.
This report is structured in relation to the main elements of the building fabric set out in a systematic fashion from roof level downwards.
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2.2 Recommendations
The appraisal encompasses the external fabric as viewed from ground level, limited review of the internal fabric (due to identified areas which were unsafe to access) and sets out a recommended scope of Immediate, Urgent, Necessary and Desirable repair works. It should be noted however that the condition of the building is such that the predominant nature of need will be demonstrated to fall into the Immediate / Urgent categories.
The tabulated recommended scope of works are divided into four possible categories in line with BS 7913:2013 – Guide to the Conservation of Historic Buildings.
Immediate: Work that should commence without delay for public safety or health and safety reasons, to prevent imminent damage or to arrest rapid deterioration. This can include immediate further investigation.
Urgent: Work that should be carried out within weeks or months, and within 18 months at the most. Failure to do so would be likely to result in significant further damage or deterioration or increased cost.
Necessary: Work which are required to put the building into a state of good repair and to maintain its value and usefulness. Generally, work should be carried out within a five-year period from the date of this report or before the work becomes urgent.
Desirable: Work that are desirable, if not strictly necessary, that may be concerned with achieving an appropriate standard of repair. Works may improve function or performance, or enhance architectural or aesthetic qualities. This category also includes works concerned with the restoration of the original appearance of the building.
The listed categories of work should be considered as part of a programme of repair as and when funds are available. This may lead to a phased programme of works. However, best cost efficiency, in terms of contractor prelim costs and in particular scaffolding, will be achieved through maximizing works that can be done in one contract, therefore it may the case that certain necessary or desirable works are considered in tandem with other immediate / urgent works. It is recognised however that due to the severity of the internal decay of timber elements that any works to the building may have to follow a pathway of enabling works, i.e. stabilization of the building to facilitate removal and treatment of areas of decay prior to a secondary package of works to recreate a dry envelope and finally allow the appropriate fit out works to return the building to some form of use as identified in future studies.
The scope of recommendations has been primarily listed to enable the calculation of a feasibility cost plan. It is not intended for, and must not be used as, the basis for actual works. Any detailed repair proposals and specifications for the property must be prepared separately by the clients appointed design team or professional advisor.
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2.3 Roof - General condition photographs
Note: all photographs in this and the following pages have been supplied to the client in full resolution for further review and record purposes.
Overview of roof layout from above. Each roof area concentrates on a function below, i.e. classrooms, upper hall, stair core etc.
Main roof with central ventilation fleche at ridge line, looking along parapet gutter and also showing remaining roof areas.
Stepped gutter behind parapet lined in a roofing felt, probably pre- dating building vacancy. Zinc hip flashing missing. Various slate defects.
East facing roof complex. Note the significant growth of Buddleja Davidii within the roof areas. Missing rooflights noted.
Plant growth is undoubtably penetrating the roof structure. As long as water is present internally, growth and spread will continue.
Where roof areas terminate at an eaves condition as opposed to a parapet condition, gutters are frequently lost.
Slating remains competent to some roof planes, however loss of vital flashings will allow water ingress.
View of rooflights from above. Broken sections allow direct avian infestation. Note extent of slates in gutter – stripped to remove lead.
Closer view. Multiple points of entry for roosting pigeons. Any salvageable material has been removed. Water free to penetrate fabric.
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2.3 Roof - General condition photographs
Lightwell over stair core. Missing flashings and gutters, direct holes in roof structure to below. Numerous slates in gutters.
Timber boarding of gutter clearly seen – no resistance to water penetration. Roof holed in multiple locations.
Stepped gutter to side parapet lined in a roofing felt, lead cover flashings removed in part. Large open joints in stone to parapet.
Stepped gutter to perimeter parapet and to internal roof valley. Metal theft to all areas, however poor salvage value metal still remains.
Attempt at removal of lead dome to fleche. This lead is more securely locked, and difficult access from ridge may have prevented full loss.
Base of fleche however has been fully stripped of lead. Parapet gutter outlet blocked with vegetation.
Typical services access onto roof area – not secured. Gutter flashings removed. Vegetation at high level.
Boys entrance roof. Some flashing removal but generally heavily blocked with vegetation.
Girls entrance roof. Similarly blocked, however to greater extent.
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2.3 Roof - General condition photographs
General view from ridge line (next to fleche) looking back to Christian Street. Condition of slating and especially flashings loss has made the roof permeable to the internal fabric below.
Typical condition of large rooflights to upper hall below. Full removal of lead allowing timber sarking to be exposed.
Internal view of Upper Hall. All areas saturated, including floor level which has now capped and retains water. Timber areas exhibit fruiting bodies of rot.
Another example of timber condition below broken or removed glazing above. Fully containing timber decay to chronic level.
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2.3
Roof
Element of Structure
Item R1
Description of Element
Condition of Element
Recommended Works
Priority Immediate
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Rot works.
Timber elements which could be seen from a limited review were in chronic condition due to continuous water penetration, wet and dry rot outbreaks and contamination by avian guano. Safe access could only be gained from areas which were of a concrete (beamfill) nature, typically to the stair core. All other areas were deemed unsafe for access. A detailed description is given in the Structural Engineers report and the Rot Consultants report – see Appendix 3.2 and 3.3.
The general condition found were too numerous to identify in specific locations. The conditions can be regarded as being throughout all areas of the building which contain timberwork as it was rare to see any internal finishes which were not saturated or contained obvious rot outbreaks. Finishes to underlying timbers were frequently displaced and lay on the levels below. Entire ceiling areas were noted to have fallen. Floors were visually capped, with high and low ridges evident throughout. It was not safe to directly access timber areas, especially to the roof area, however loss of materials allowed some review, which was similarly chronic.
It would be normal to identify areas of deficiency to allow recommendations for repair to such areas. The condition of the timber fabric in the Sir John Maxwell School however can be assumed to be beyond sensible financial repair. This should be presumed for all elements, e.g. floors, wall linings, partitions and roof structure. As such, the full replacement of all timber elements is advocated and a programme of sterilisation of masonry / irrigation / treatments implemented before considering re-introducing any new construction materials to the building fabric.
It should be noted that the process of removals and re-construction would require careful planning and implementation as the structure is in such poor condition. Removals to one area may discharge loadings elsewhere and cause uncontrolled collapse, therefore a scheme of internal scaffold support carefully working around the existing structure (all the way to roof levels) to provide safe working areas will be required.
2.3
Roof
Element of Structure
Item R2
Description of Element
Condition of Element
Recommended Works
Priority Immediate
R3
Flashings to main roof.
It is presumed that flashings were generally in lead, however a prolonged programme of metal theft has left very limited areas (less than 5% of the original flashing areas) with flashings intact.
Poor alignment of slates in part. Review of all areas of the roof were by
The lack of roof flashings has been the primary cause of all issued in the building. Whilst it was noted in the report of 2007 that dry rot was present in minimal areas within classrooms and other areas, this would have been fully reversible at that time if treatments had been affected and roof flashings remained in place. Clearly, this was not the case.
Immediate
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Slate roof covering: main roof pitches.
The slates are pitched to all elevations. The slates are traditionally laid in moderately random widths and diminishing courses. Slate origin is variable, suggesting intermittent repairs over a prolonged maintenance period.
The slaterwork is generally poor throughout, although it should be noted that this is location dependant. Where slates had been located in close proximity to flashings, they are generally removed from position and left to gather at the foot of the roof slope. Further up each roof pitch, the slating is more commonly intact. Had it not been for the loss of flashings, the roof may have been classed as “fair”.
Due to the long term water ingress issues, not only from metal theft but also from possible lack of maintenance to some gutter areas which have been clearly replaced in felt membranes, the roof structure as a whole can be regarded as being incapable of remaining in its current form. Discussion with the rot surveyor suggests that it is unlikely that it will be financially viable for the timber roof structure to be left in place and that a new roof structure, perhaps re- configured to better serve the final use, would be more appropriate. On that basis, the new roof would have to be fully slated (or as otherwise consented by the Local Authority) therefore the opportunity should be taken to replace in good quality new slates for maximum lifespan.
A higher degree of flashings remain to ridges and hips, perhaps 80% remaining. This is due to the flashing being in zinc, which is a low priority material for metal thieves due to its limited financial return.
Where flashings have been removed, the underlying timber is exposed and will not resist water penetration.
Where flashings have previously been replaced in roofing felt, the material appears fractured in multiple areas due to lack of maintenance, UV degradation and vegetation growths.
As part of any re-construction works, flashings will naturally have to be installed. Modern materials are available which present little or no scrap value, however they will not have the longevity of lead. Should a more modern intervention in the roofspace be implemented, flashings should be appropriate to such a design.
Slating to the ridge area was commonly deficient, but to a minor degree – this is common as it is most affected by wind uplift. Individual defects noted (where the slating remains generally intact) include:
Cracked slates – partial loss of slate either through impact damage or naturally occurring flaw in slate.
Slipped slate – failure of nail fixing or enlargement of hole allowing slate to disengage with fixing.
Missing slates – slates which have previously fallen from position and have not been replaced or re-fixed – minimal.
drone survey and as such have been taken from moderate distance, therefore no commentary on any remaining section of flashings can be posed.
2.3
Roof
Element of Structure
Item R4
Description of Element
Condition of Element
Recommended Works
Priority Necessary
R5
Chimney to east elevation.
Tall stone chimney approximately 4.5m in height from eaves level, being a mirror image of the chimney serving the west elevation at the entrance. It served the former Headmistress Room / female teachers room adjacent to the girls entrance door.
The chimney appears competent however some mortar joints were partially or fully open.
As in item R4, stone and pointing works are requires as part of a larger scheme of works.
Necessary
R6
Central ventilator fleche to ridge line.
The current ventilator fleche sits central to the ridge line facing the playing fields. Safe access below to review whether it was active could not be gained.
The fleche is fully in place, however the lead at the base has been removed. An attempt to remove the upper area was unsuccessful, however the lead is now partially folded back from its intended line. The underlying timber has been exposed to the elements therefore a degree of timber decay is likely.
The fleche is a strong architectural feature of what would otherwise be a large imposing plain roof line. Its function is now largely irrelevant, however consideration to recording and replacing the fleche, if for nothing more than aesthetic interest, should be considered as part of any roof replacement works.
Necessary / Desirable
R7
Flat roof to passageway in roof space.
This construction was as originally designed and was a functional means of gaining access to the internal roof valley areas for maintenance and inspection. Currently with felt roofing but possibly originally in lead. The wall surfaces are a mix of timber cladding and glazed brickwork.
The felt is considerably cracked in places and is life expired. Vegetation growths penetrate the roof covering, especially the well-developed Buddleia Davidii (pictured). The timber cladding and doorway are decayed. The pointing to the glazed brickwork appears poor, albeit from distance viewing.
If the roof structure were to be replaced, the form of these access areas would need to be reviewed as to whether they are still required. If so, a programme of re-pointing masonry, replacing timberworks (including the roof structure) and the roof finish should be considered.
Necessary
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Chimneys to west elevation.
Tall stone chimney approximately 4.5m in height from eaves level. One serving boiler room at ground level, one serving the former Headmasters Room / Male teachers room adjacent to the boys entrance door.
Whilst the stonework is in generally reasonable condition throughout, it was noted that the stack serving the boiler room as steel banding at higher levels. This may have been as a result of some previous movement, although this could not be verified from drone survey information. The steel was corroded in part. The second chimney appears competent however some mortar joints were partially or fully open.
As part of a greater stabilization package of works and in connection with any other works to the elevations, the chimneys should be assessed further. As a minimum, the need for the steel banding should be addressed to remove this element and a programme of any necessary stone repairs and re-pointing instigated.
2.3
Roof
Element of Structure
Item R8
Description of Element
Condition of Element
Recommended Works
Priority
R9
Gutters.
Very few areas have attached gutters as the predominant position was to have lead lined gutters behind parapet walls. Two areas existing – to the north east and north west portion of elevation. The north east section is missing completely. The north west remains in place.
The north west section contains what appears to be a non-original aluminium ogee section fixed to rafter brackets. The gutter is substantially out of alignment and is likely not suitable for collecting surface water.
It is unlikely that any guttering can be salvaged. It is important however to record its profile for possible replacement on a like for like basis, subject to a surface water capacity calculation being carried out.
Urgent
R10
Single storey roof area over Headmaster / Headmistress rooms.
Similar to the description in items R2 & R3, the low level roofs are of traditional construction.
The condition of the slating of the roof areas is poor generally. The flashings are partially obscured by vegetation growths therefore no further commentary can be given. It should be noted however that the masonry / roof to the girls entrance / Headmistress Room requires a degree of re-build, and therefore in line with this and also the statements in item R1, it would be reasonable to assume the complete re- construction of these roof areas, inclusive of flashings.
After any future repair works to the buildings, the low level roof areas and their flashings will remain at risk of theft from metal thieves. It may be possible to involve more modern, less valuable flashings in these areas as a safeguard from theft.
Urgent
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Rooflights
Range of rooflights. Timber traditional patent glazed rooflight to upper hall, art room and cookery room (as original designation). Patent glazed roof light over the boys and girls stair core. Apertures within further area previously housed smaller cast iron rooflights which most likely served the roof space as opposed to providing natural daylighting to the classroom spaces below.
Timber rooflights show extensive decay, many of which have broken glass, further allowing decay to develop through saturation. The cast iron rooflights are almost all removed due to metal thieves. All areas are currently allowing direct water ingress, but as importantly they are allowing direct access for avian infestation.
If the roof is replaced in full, these elements would have to be replaced as it is not likely that any materials could be salvaged. Modern replacements are available, however this would be dependent on the final form of the roof.
Urgent / Necessary
Minimal guttering remains within the internal roof planes, however these have been replaced in aluminium (presumed).
Non-original gutters within the inner body of the roof planes are in poor order.
2.3 External Walls - General condition photographs
Note: all photographs in this and the following pages have been supplied to the client in full resolution for further review and record purposes.
General view of north elevation to Christian Street. Note, missing windows, saturated walls and security to windows.
Central entrance area to north elevation. Heavy salt staining to walls due to chronic water ingress.
LHS of north elevation (August 2018). During summer months, salt staining is highest.
North / west elevations. High degree of saturation to stonework.
East elevation. Again, high degree of saturation.
South elevation. Similar saturation to stone.
Parapet walls frequently have open joints. Joints in wall surface contain highest degree of open joints generally.
Movement in stone from cill to lintel. Crack follows through lintel. Salt staining to walls. Moss / algae to some elements.
Further cracking to elevation.
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2.4 External Walls - General condition photographs
Saturated wall surfaces, partially from downpipe but mostly due to failed flashings.
Downpipe has split in several locations and has saturated wall surfaces. Open joints noted.
East entrance (Girls). Considerable movement to stonework. Lintel split at mid-point. Certain re-construction required (salvaged materials).
Cracking / movement noted to this elevation (east), both at the internal corner and to the main wall field.
Crack from cill to lintel. Possible previous fill material (white) now fallen from position – possible progression.
Continuation of crack, sheared through lintel at bearing point.
Further cracking. Surrounding stone generally competent.
Saturation of masonry due to failed downpipe.
Copes at high level lacking pointing (clear gaps). This exacerbates water ingress at high level. Downpipes saturating wall.
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2.4
External Walls Element of Structure
Item E1
Description of Element
Condition of Element
Recommended Works
Priority
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External wall: front elevation (north) to Christian Street.
Plain ashlar to the predominant field of the elevation above ground level. Rebated joints to ashlar on the ground level above basecourse. Basecourse at ground level formed in regularised moulded rock face blocks. Main elevation embellished with projecting string courses, cills, corbels and pediments. Archive information and limited internal review identify that the inner wall surface is brickwork – the stone frontage is likely a “skin”. Roof termination behind raised parapet and cope. Central projecting inscription stating “Sir John Maxwell School”. Pointing appears to be predominantly in original lime mortar however some re-pointing has occurred.
The stonework is in good condition generally, with few areas of erosion noted. Pointing is frequently poor to fair, with numerous open joints or slightly open joints – this will allow penetrating water into the wall core.
The elevation is heavily coated in efflorescence (natural salts / minerals within the stone which migrate to the surface due to the chronic saturation of the stonework from roof failures and open joints) and also heavy moss / algae growth to projecting surfaces, both of which were most notable in the site review of August 2018 (summer) as opposed to December 2019 (winter), meaning a likely seasonal increase in their effects. Reflection on the photographs within the 2007 report show minimal moisture and greening to the stonework. This has clearly been an effect of the loss of roof flashings in the main. Cracked stonework evident (refer to structural report in Appendix 3.2).
The actual scope of works cannot be determined from distance viewing – MEWP (cherry picker) access would be preferred to allow close inspection. The following has been based on visual observations only from ground level, and as such additional works not yet seen may be required.
Remove all loose / friable lime mortar pointing. If lime pointing is sound, consider leaving in place, however if surrounding failed pointing leaves only small area of sound pointing, remove. The area of replacement pointing cannot be fully determined, however it may approach 30- 40% with a greater percentage of pointing required at highest level where water saturation has been highest.
Dry brush efflorescence regularly during any works – do not wash as this will dissolve salts and migrate back into stone. Apply neutral PH de-greener to stone. Brush off any bound moss.
Assess any stones which are cracked or through close investigation show some erosion. The final works package to be based on close inspection, however until such time as an inspection can determine otherwise, replace cracked lintels (it may be possible to leave in place and carry out a structural “stitch”).
Remove any redundant fixings or other corroding fixings and fill hoes with mortar or stone plugs. This should also include where downpipe fixings have damaged stonework. Consider repair of lost edges to any damaged projecting cornice to maximise protection from rainfall to areas below.
Necessary
2.4
External Walls Element of Structure
Item E2
Description of Element
Condition of Element
Recommended Works
Priority Necessary
E3
External wall: Boys entrance elevation (west).
Very similar detailing to that described in items E1/E2, however there is an addition of two large chimney stacks and a single storey projecting entrance (marked “Boys”). The largest of the chimney stacks serves the boiler room.
Conditions are broadly similar to the remaining elevations, including cracking to stonework. Refer to the structural report in Appendix 3.2.
For condition of chimneys, refer to item R4.
All recommendations should be as items E1/E2 as similar deficiencies exist.
Necessary
E4
External wall: Girls entrance elevation (east).
Identical detailing to that described in items E3, however there is only one large chimney stack and a single storey projecting entrance (marked “Girls” and “Infants”).
Conditions are broadly similar to the remaining elevations, including cracking to stonework. For condition of chimneys, refer to item R5. The main exception however is the condition of the stonework to the single storey entrance and the cracking to the recessed elevation which is to a much higher degree than item E3.
Refer to the structural report in Appendix 3.2.
All recommendations should be as items E1/E2 as similar deficiencies exist.
Necessary Urgent
E5
External downpipes and hoppers.
External downpipes are confined to the east and west elevations, and in both cases there are 2Nr downpipes. Hoppers are either in place or have been removed as part of a repair. Pipes are generally cast iron.
Pipes are of variable quality, with corrosion being identified frequently. On occasion, the pipes have completely split and are cascading water directly to the wall surface.
Remove and replace all sections in new cast iron to a diameter sufficient to carry the loadings imposed on it.
Necessary
ZM ARCHITECTURE
SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 19
External wall: rear elevation (south) facing playing fields.
Very similar detailing to that described in item E1, however in addition to that commentary, this elevation is more embellished and was clearly the prime elevation, despite not facing the public road.
Conditions are very similar as those found in item E1, however it is noted that the elevation does not suffer from the same intensity of efflorescence, likely due to its southerly exposure (therefore quicker to dry after saturation). The exception to this is to right of centre on the central bay, most likely due to the presence of an internal rain water pipe embedded within the wall surface (archive information) which is likely blocked and migrating a surcharge of water into the stonework. The elevation does exhibit as higher degree of structural cracking, typically vertically over multiple levels – refer to structural report in Appendix 3.2). Note, the condition of the stonework in terms of its current deficiencies will likely deteriorate further in line with continued deterioration of the internal timber structure.
All recommendations should be as item E1 as similar deficiencies exist.
The detailing of the end bays are similar to that of the front elevation, however the elevation is more expansive due to the plan form. The windows are set to a rigorous rhythm to maintain a regular class size and natural daylighting. The central section projects from the main wall field and projects higher above the flanking parapets. Similar to the front elevation, it is inscribed as “Sir John Maxwell School” but additionally has a high-level inscription stating “Eastwood Parish School Board”.
The structural rectifications, not only of cracked or open stonework but also of internal cracking or foundation issues should be as identified by the structural report and / or further exploratory works when access is available.
Urgent
The single storey structure at the girls entrance will most likely require to be removed to a degree and re-built to halt current movement.
2.4
External Walls Element of Structure
Item E6
Description of Element
Condition of Element
Recommended Works
Priority
E7
Windows
Generally original timber sash and case, single glazed.
Very poor throughout. Many areas boarded for security. Those areas remaining exposed show multiple broken panes. Timber generally showing decay.
As part of any future package of works, replace all windows, preferably in general profiles to match existing. Double glazed timber sash and case windows are available.
Necessary
E8
External doors
None present at time of review – security doors in place.
-
-
-
ZM ARCHITECTURE
SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 20
Internal downpipes.
Archive information identifies that the roof drainage from parapet conditions are discharged into rain water downpipes which are encased in the internal or external walls. This was a common feature to minimise the need for external downpipes.
The internal pipes could not be assessed due to the access restrictions and safety issues. External evidence of high water saturation of external walls (see item E2) was noted.
All pipes require to be replaced, possibly in PVC or aluminium. The encapsulation of downpipes internally is a risk element due to failures in the pipes or unions. Should any building repair works proceed, careful consideration of how the pipes are accessed for regular review or clearance should be given.
Necessary / Desirable
2.5 Internal Areas - General condition photographs
Entrance hall (former “Drill Hall”). Considerable materials from above on floor levels. Adjoining rooms show Access balconies in place, however finishes regularly falling. Walls are saturated. collapse of ceilings above and partial collapse of floors to solum below.
Typical classroom. Capped flooring and ceiling material on floor. Walls and floor saturated. Typical stairwell. Heavy pigeon guano and plaster from ceiling above on stairs.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 21
2.5 Internal Areas - General condition photographs
Stairwell walls saturated from failure in roofing / gutter above. Timber window decay has allowed window to fall inwards. General plaster and detritus on floor from levels above.
Large hall to top floor. Floor severely capped due to water ingress. Surface water from roof ponding on floor. Ceiling finish dropped from position. Timber lath predominantly left in place however rot tendrils endemic. Heavy greening of walls – saturated.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 22
2.5
Internal Areas Element of Structure
Item Int 1
Description of Element
Condition of Element
Recommended Works
Priority Immediate
Int2
Wall finishes.
Two conditions generally – 1) plaster applied directly to masonry walls, and 2) plaster applied to timber lath.
Chronic throughout. All finishes are saturated, contain moss / algae / vegetation fruiting bodies from rot or have already fallen from position.
All finishes to be removed. Masonry walls to be irrigated and sterilised by a rot contractor before re-finishing.
Immediate / Urgent
Int3
Stair core and access balconies.
Beamfill concrete construction to floors and stone stairs.
In place but strewn with detritus / pigeon guano.
Possible salvage of these areas depending on detailed structural survey after removal of all deleterious materials.
Depending on further survey if works proceed.
Int4
Asbestos containing materials (ACM)
Whilst an asbestos register was not available for review, it is understood that asbestos has been identified within the building in several locations. The asbestos register is likely retained by GCC.
Asbestos is hazardous to health. Warning labels in place. No assessment of condition carried out (specialist).
As part of any demolition or strip-out package or works, asbestos must be identified and the appropriate removal measures (by a licenced contractor) taken before any general works can proceed.
IMMEDIATE
Int5
Avian guano (predominantly pigeon)
Generally to all areas where pigeons can roost or perch above.
Pigeon guano is hazardous to health as it contains many harmful bacteria / spores.
Removal of this material will be required (by a licenced contractor) before any general works can proceed.
IMMEDIATE
General
All internal finishes to all areas are beyond salvage and as such a programme of full removal is required, taking into account the comments in items Int4 and Int5.
Timber floors / ceilings.
Set generally to the perimeter of the building, the floors are predominantly of timber construction with timber flooring and lath and plaster ceilings. Timber elements which could be seen from a limited review were in chronic condition due to continuous water penetration, wet and dry rot outbreaks and contamination by avian guano. A detailed description is given in the Structural Engineers report and the Rot Consultants report – see Appendix 3.2 and 3.3.
The general condition found were too numerous to identify in specific locations. The conditions can be regarded as being throughout all floor areas of the building as it was rare to see any internal finishes which were not saturated or contained obvious rot outbreaks. Entire ceiling areas were noted to have fallen. Floors were visually capped, with high and low ridges evident throughout. It was not safe to directly access timber areas, however loss of ceilings allowed some review, which was similarly chronic.
It would be normal to identify areas of deficiency to allow recommendations for repair to such areas. The condition of the timber fabric in the Sir John Maxwell School however can be assumed to be beyond sensible financial repair. As such, the full replacement of all timber elements is advocated and a programme of sterilisation of masonry / irrigation / treatments implemented before considering re- introducing any new construction materials to the building fabric.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 23
It should be noted that the process of removals and re-construction would require careful planning and implementation as the structure is in such poor condition. Removals to one area may discharge loadings elsewhere and cause uncontrolled collapse, therefore a scheme of internal scaffold support carefully working around the existing structure (all the way to roof levels) to provide safe working areas will be required.
(IF WORKS PROCEED)
(IF WORKS PROCEED)
2.6 Anciliary buildings and hard landscaped areas - General condition photographs
Boiler room roof – no access afforded during survey
Playshed to west (Boys) – area to RHS was previously external toilet areas, now removed.
Playshed to west (Boys). Intact but some movement to brickwork and stone quoins noted.
Playshed to north (Infants). Intact but some movement to brickwork noted.
External face of Infants playshed. Stonework at high level shows movement.
General view of railings to Christian Street. Intact however generally lacking in paint finish and corrosion evident.
Wall adjoining west playshed. Local movement to all elements.
Stone pier to south west junction of playground.
South walls and railing. Complete collapse.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 24
2.6
Anciliary buildings and hard landscaped areas
Item A1
Element of Structure
Description of Element
Condition of Element
Recommended Works
Priority IMMEDIATE
A2
Playsheds.
Of the three original playsheds and external toilet areas, only two playsheds remain. Generally glazed brick or stone construction with cast columns and concrete beam and roof. Covering to roof likely in bitumen.
Both playsheds show a degree of movement, likely due to underlying ground conditions.
Whilst both are intact, and with some remedial works can be repaired and retained, their purpose and use should be considered first as if they no longer serve any purpose, consideration to their removal or partial removal to a height where they maintain the security of the site should be considered.
Necessary / Desirable
A3
Gate piers, gates,
railings and low level
railing walls and
corner piers. walls.
Stone gate piers are generally complete but some movement was noted. Gates generally corroded and dropped from original position. Corrosion to cast elements noted generally. Lacking paint finish. Partial collapse or movement of elements of walls and copes are frequent. Replacement sections in place but not of an equivalent design or level. General fallen masonry left lying on ground (good for potential salvage and re-build).
ZM ARCHITECTURE
SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 25
Boiler room.
Flank walls in stone. Felt flat roof covering of undetermined material. Stairs down from playground level to boiler room – not accessed during survey.
As no access was afforded, no commentary can be made. It should be noted however that it is common for boiler room areas to have some historic use of asbestos, either in gaskets to pipes or to the coatings of the boiler.
Risk element for future works / survey. Refer to item Int4 in terms of identification and potential removal of asbestos prior to any works.
Stone gate piers are topped with carved copes. Gates and railings, relatively ornate, set into stone cope on glazed brick low level
As part of the strategy for the future building use, consideration should be given to the continued purpose and abilities of the perimeter walls, railings and gates to the playground area. If at all possible, all elements should be retained as the aesthetic value of the materials is very important. General repairs to masonry (including possible groundworks where subsidence may be affecting the ground levels) are required. Treat all cast iron elements for corrosion, repair and re-paint as required. Re-point masonry walls in lime mortar as required.
Necessary
(IF WORKS PROCEED)
A diagrammatic roof plan has been prepared for costing purposes only. This drawing must not be relied upon for any purpose other than the ZM Architecture Condition Survey.
3.1 APPENDIX – Roof Plan
3.2 APPENDIX – Structural report by David Narro Associates, dated 20th January 2020
18.1088
Sir John Maxwell Primary School, Glasgow
SITE VISIT Outcome of 6 December 2019 STRUCTURAL SURVEY
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 2 of 23
Notice
This document and its contents have been prepared and are intended solely for The Sir John Maxwell School Trust’s information and use in relation to the Sir John Maxwell School Structural Survey Report only.
David Narro Associates assumes no responsibility to any other party in respect of or arising out of or in connection with this document and/or its contents.
This report has been prepared by:
Ben W. Adam
BEng (Hons) CEng FICE MIStructE Conservation Accredited Engineer
For David Narro Associates
Document history
Job Number: 18.1088
Document Ref: R0001
Revision
Purpose description
Originated
Checked
Date
Rev 1.0
Issued for Information
BWA
EM
20.01.20
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 3 of 23 1.0 Introduction and Description:
David Narro Associates was appointed by the Sir John Maxwell School Trust through ZM Architecture to inspect the structural condition of the existing building in Christian Street, Glasgow and to offer initial comments on areas of structural degradation, potential repair requirements and what potential there would be for refurbishment.
The building is an example of the traditional Glasgow School Board building by John Hamilton and was completed in 1907 to replace a previous school building on the site. The building is three storeys high over a partial basement and is T-shaped on plan, with classrooms on three storeys around a central upper hall and double-height central entrance hall with cantilevered balcony. For the purposes of this report, the front entrance on Christian Street is considered north facing.
The building is of traditional construction with external walls of red sandstone ashlar construction with slated roofs and a mixture of timber and concrete floors taken by primary steel beams. The double height central hall with gallery had decorative plaster ceilings, decorative cast iron inset panels to gallery and landings with carved wooden newels. There is a red sandstone boundary wall with railings enclosing a relatively flat site.
Observation of the elevations was gained from ground level and the internal stairwell was partially accessible on one side of the building up to the top floor.
No investigations were carried out as to the strength of individual structural members. No site investigation work or inspection undertaken to determine the nature or bearing capacity of the foundations. No specific rot or decay investigation was carried out to determine the condition of any timber or stonework.
Some archive drawings were made available showing the original construction drawings prepared by John Hamilton in 1907 which shows that the building was built in two phases, with the front (north) range constructed first, followed by the remainder of the main hall, stairwells and south range of classrooms. This is significant when considering movement of the building and crack patterns on the east elevation.
The building was inhabited and used as a school until closure in 2011, since when it has been left to degrade and appears to have been the target of vandalism and metal thieves.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 4 of 23 2.0 Photographic Condition Survey:
The following selection of photographs highlights the current condition of the building.
Photo 1 – North-east corner externally – major staining evident through water ingress saturation of masonry and salt migration through the stone. Cracked lintels evident above some windows suggesting potential internal steel lintel expansion.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 5 of 23
Photo 2 – West elevation north corner. Note damp staining down chimney stack and around downpipe. Open joints evident on front lower apron wall.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 6 of 23
Photo 3 – West elevation south end with major staining evident at both high level and low level through water ingress saturation of masonry and salt migration through the stone. The lower staining appears to be worse around the downpipe. The high level water ingress is caused by the hidden parapet gutter failing and allowing water to seep through the wallhead.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 7 of 23
Photo 4 – South elevation which appears to be in reasonable condition generally but suffers from localised water ingress, damp staining and saturation of masonry around string courses and projections. There is some movement to the east of the balcony area which can be seen in Photo 5.
Photo 5 – Detail with crack to right of central outshoot and cracked lintels. Slight bowing of the wall in this location is also evident suggesting a lack of tying or loss of tying at first floor level.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 8 of 23
Photo 6 – East elevation south end with major water ingress, saturation staining of masonry and failed downpipes. The masonry units and mortar appeared intact suggesting good quality stone.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 9 of 23
Photo 7 – East elevation mid section with entrance porch with pediment and pitched roof outshoot. There is major water ingress around the hidden guttering and internally the ceilings appeared saturated and rot infested. There is a suggestion of a crack in the re-entrant corner behind.
Photo 8 – East elevation north end showing the poor condition of this corner of the building and the bottom of the main crack down the height of the elevation. Major water ingress and saturation of the masonry is evident.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 10 of 23
Photo 9 - East elevation north end showing the main crack down the height of the elevation, apparently on the line of the foundation construction on different dates (refer to archive drawing at the end of the photograph commentary). The crack is on a weak line of structure with tall openings adjacent to the mezzanine cloakroom section of the building, with the masonry in the intervening pier being more heavily loaded.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 11 of 23
Photo 10 – View of the main double-height entrance hall with deterioration and partial collapse of linings evident, exposing the steel structure which supports the floors.
Photo 11 – Detail of the existing wall finish deterioration caused by sustained water ingress and rot infestation.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 12 of 23
Photo 12 – Upper hall ceiling with beam surrounds failing and falling off the primary structural beams. Note the cross beams appear to be faked using timber and plaster.
Photo 13 – End of cantilevering balcony with ongoing water ingress causing deterioration of the finishes. The steelwork beams and concrete floor appeared to be intact and did not show signs of weakening or deflection.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 13 of 23
Photo 14 – Detail of balcony support beam exposed by the collapse of the plaster surround. The steelwork appears to be corroded but did not suggest major section loss and could be re-protected and capable of carrying load if restored.
Photo 15- Classroom with collapsed plasterwork ceiling exposing the lath timberwork and primary steel first floor beam spanning the full width of the room. The steelwork did not appear to have deteriorated but the end bearings in the walls would need to be checked to confirm it would not need strengthening. The timber floor is saturated and rotten in its entirety.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 14 of 23
Photo 16- Internal stairwell perspective. The main beams carrying the stair and landings appeared to be level and did not show signs of deflection or deterioration. The concrete floor would need to be dried out but should still be serviceable. All timberwork and finishes will need to be removed and replaced.
Photo 17 – Detail of landing support beam below 2nd floor. Steelwork has surface pitting and corrosion but did not suggest section loss or major structural degradation.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 15 of 23
Photo 18 – Internal stairwell perspective. The main beams carrying the stair and landings appeared to be level and did not show signs of deflection or deterioration. The concrete floor would need to be cleared of guano and dried out but should still be serviceable. All timberwork and finishes will need to be removed and replaced – note the severe deterioration to the upper walling to right hand side.
Photo 19 – Ceiling timbers in mezzanine level are riddled with rot due to ongoing water ingress.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 16 of 23
Photo 20 – The soffit of another mezzanine ceiling has water droplets evident in this photograph but the ceiling has not collapsed yet. Note rot fruiting body to timber panelling.
Photo 21 – Concrete floor in mezzanine has debris from pigeon infestation and degraded finishes but the concrete floor felt intact underfoot.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 17 of 23
Photo 22 – Upper classroom showing the ceiling collapses around the perimeter due to water ingress and saturation of the ceiling, guano build up due to pigeon infestation and degradation of saturated masonry.
Photo 23 – Ceiling collapse in another classroom exposing sodden and rotten timber structure above. Steel beam appeared to be serviceable with only surface corrosion visible.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 18 of 23
Photo 24 – Cupola upstand timberwork above the east stairwell has failed and in a state of partial collapse. All timber will need to be replaced.
Photo 25 – Corner classroom floor is typical of all flooring with expansion ridges at regular centres (matching steel beam locations) due to water ingress.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 19 of 23
Photo 26 – The main roof over the upper hall has been repaired in the past and appeared to be in better condition than most other timberwork, potentially due to a difference in the species of timber used and the fact it sits higher than other roofs and therefore sheds water away from eaves. This roof could potentially be saved but due to the outbreak of rot in all roofs surrounding this space, it would be prudent to assume that the timber will need to be replaced.
Photo 27 – Upper hall floor showing ridging along the floor and vegetation growth on the walls at failed valley gutter locations. All timber and finishes would need to be removed as part of a future refurbishment.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 20 of 23
Photo 28 – Upper hall showing vegetation growth on the walls at failed valley gutter locations. All timber and finishes would need to be removed as part of a future refurbishment.
Photo 29 – North end bay to Upper Hall appeared to have a widening in the boarded finishes towards the north elevation, suggesting some previous movement.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 21 of 23
Photo 30 – Underside of Upper Hall floor and ceiling of Entrance Hall from balcony. Although the ceiling is extant in a number of bays the ongoing water ingress tracking into the floor and the appearance of cracks in the lath and plaster finishes suggests it will collapse in the near future.
Photo 31 – Exposed inner beam above Entrance Hall with original paint finish still visible on the underside of the steel beam. The steelwork is in reasonable condition given the recent history of the building and could be saved and incorporated into a refurbishment project.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 22 of 23 3.0 Potential Repair Requirements:
The building is in very poor condition throughout and has decayed and deteriorated to the point of no return with regards existing timberwork and plasterwork in all parts of the building. All timber and plaster would need to be replaced as part of any repair or refurbishment.
The roofs all appeared to be decayed and in a state of partial collapse in some areas. Parapet gutters and valleys have failed and are allowing water to ingress throughout. All roof structures will need to be replaced entirely as part of any repair. This includes the fine feature trusses above the upper hall which also show signs of previous rot repairs at eaves bearings.
The timber floors have all started to rot and decay, and water saturation has caused ridging of floor boards in all rooms at all levels which have timber floors (the classrooms generally). All timber floors will need to be replaced in their entirety as part of any refurbishment.
Existing steelwork and concrete flooring appeared intact and could be rehabilitated with careful remedial works but would be serviceable to carry new flooring or partitions. All steelwork will need to be wire brushed, painted with an appropriate rust inhibiting paint and fire protected as part of any refurbishment.
Water ingress from the roof and windows is unchecked and is causing severe deterioration to internal and external fabric. External stone walling is saturated and displays signs of salt migration from mortar and stonework. The building will need to dry out over an extended period of time to allow the masonry and wall core to return to an appropriate level of wetting/drying cycle and to help control moisture movement using the mass and thickness of the masonry.
Extract 1 - Archive Plan of Foundations
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 23 of 23
Extract 2 – Detail from Foundation Plan with note suggested phased build
The main sign of structural movement in the external stonework is on the east elevation where a full- height crack extends from ground to roof across windows, and appears to follow the junction between the original phase foundations and the newer foundation (as shown on the archive foundation plan), which suggests some differential settlement between two periods of building construction. This could be stitched and repaired as part of any future repair works. There is little or no sign of other areas of settlement or subsidence and the existing foundations do not cause structural concern at this time. It would be prudent to investigate the existing foundations below the main crack.
Other signs of structural failure in masonry appear to be largely confined to cracked outer lintels which may be linked to corroded internal steel lintels, and all can be dowel repaired using a standard stone lintel repair detail.
4.0 Conclusions:
In conclusion, the building is in very poor condition due to unchecked water ingress and requires major repairs in all areas of the structure with all timberwork and plaster finishes requiring full replacement. The existing steelwork, concrete floors and masonry walls could be re-used as part of a refurbishment and used as loadbearing elements but will also need remedial works carried out to them to rehabilitate them.
There does not appear to be issues with the foundations apart from one area on the east elevation at the junction between different phases of the building. This should be investigated further as part of any future work aiming to rehabilitate the structure.
3.3 APPENDIX – Cuthbertson Preservation (Scotland) Ltd report, dated 11th February 2020
3.4 APPENDIX – NBM Construction Cost Consultants Cost Plan, dated 4th March 2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
nbm
CONSTRUCTION COST CONSULTANTS 9 WOODSIDE CRESCENT
GLASGOW G3 7UL
TEL: 0141 333 1836 FAX: 0141 332 6917 E-MAIL: glas@nbm.bz
04 MARCH 2020
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
INDEX
DOCUMENT TRANSMITTAL
Revision
Date
Prepared by
Authorised by
Iinital
04/03/2020
CP
BMH
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
A) FEASIBILITY COST - WORKS BREAKDOWN
Sub Total
£
£
Immediate / Urgent
2,217,634 Excluded Excluded Excluded
2,217,634 Excluded Excluded
2,217,634
£
£
£
Necessary / Desirable
1,395,105 Excluded Excluded Excluded
1,395,105 Excluded Excluded
1,395,105
Total £
NOTES
The foregoing costs exclude:
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
B) FEASIBILITY COST - PROJECT SUMMARY
£ 1,679,634 Preliminaries 20% £ 336,000
Sub total £ 2,015,634 Risk 10% £ 202,000
TOTAL £ 2,217,634
Immediate / Urgent
Necessary / Desirable
£ 55,842 £ 730,152 £ 82,500
£ 133,166 £ 54,445
£ 1,056,105 £ 212,000
£ 1,268,105 £ 127,000
£ 1,395,105
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
2.3 ROOF
Immediate / Urgent
£ 7,500.00 £ 36,725.00
£ 100,000.00 £ 22,035.00
£ 2,800.00
£ 1,365.00 £ 2,275.00 £ 455.00 £ 700.00
£ 161,590.00
£ 146,900.00 £ 168,000.00 £ 3,500.00
£ 14,175.00 £ 23,625.00 £ 12,000.00 £ 4,725.00
Necessary / Desirable
a b c
d e
f g h i j
k l m
n o p q
r
s t
u v
w x
Main Roof, Girls Entrance & Boys Entrance roofs
removal of all vegetation growth removal of all roof timber elements
allowance for internal scaffolding to facilitate safe removal of existing structure
take down and remove existing roof slates and dispose off site
take down existing flashings to main roof - assume 5% of total flashings are present on site
carefully takedown and remove existing roof lights (timber and cast iron)
stair rooflights
main hall roof lights
line of rooflights to art room
strip out existing guttering
allowance for new timber roof structure (timber
allowance for roof coverings
replacement slate (Spanish slate) replacement flashings & gutter linings replacement gutters
New rooflights
stair rooflights
main hall roof lights individual rooflights
line of rooflights to art room
Chimney repairs
remove existing corroded steel banding and replace
west elevation
allowance for stone repairs - assume minimal stone replacement
west elevation
east elevation allowance for repointing
west elevation east elevation
Central ventilator fleche
allowance for recording existing fleche allowance for replacement of fleche (structure and leadwork)
1 Sum 1469 m2
1 Sum 1469 m2
56 m
21 m2 35 m2 7 m2 28 m
1469 m2
1469 m2 1120 m 28 m
21 m2 35 m2 10 Nr
7 m2
1 Sum
1 Sum 1 Sum
1 Sum 1 Sum
1 Sum 1 Sum
£ 7,500.00 £ 25.00
£100,000.00 £ 15.00
£ 50.00
£ 65.00 £ 65.00 £ 65.00 £ 25.00
£ 110.00
£ 100.00 £ 150.00 £ 125.00
£ 675.00 £ 675.00 £ 1,200.00 £ 675.00
£ 4,000.00
£ 2,000.00 £ 2,000.00
£ 1,750.00 £ 1,750.00
£ 1,500.00 £ 20,000.00
c/f
£ 4,000.00
£ 2,000.00 £ 2,000.00
£ 1,750.00 £ 1,750.00
£ 1,500.00 £ 20,000.00
£ 33,000.00
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
£ 708,370.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
Flat roof to passageway in roof space.
b/f
£ 40.00 £ 65.00 £ 90.00
£ 250.00
10.0%
£ 70.00
£ 10.09 £ 12,500.00
£ 22,500.00 £ 5,000.00 £ 500.00
£ 70.00
£ 10.09 £ 12,500.00
£ 22,500.00
£ 7,500.00 £ 500.00
c/f
£
708,370.00
£ 33,000.00
£ 960.00 £ 8,645.00 £ 2,160.00
£ 6,000.00
£ 50,765.00 £ 5,077.00
£ 55,842.00
£ 18,760.00
£ 4,500.00 £ 12,500.00
£ 22,500.00 £ 5,000.00 £ 7,500.00
£ 29,190.00
£ 7,012.33 £ 12,500.00
£ 22,500.00
£ 7,500.00 £ 12,000.00
£ 161,462.33
for removing roof structure and
for repointing masonry
for new roof structure
for new roof covering - assume
24 m2 133 m2 24 m2
24 m2
Design Contingency
ROOF
£ £
£
708,370.00 70,837.00
779,207.00
2.4 EXTERNAL WALLS
Front elevation (north) to Christian Street
268 m2
446 m2 1 Sum
1 Sum
1 Sum 15 m
417 m2
695 m2 1 Sum
1 Sum
1 Sum 24 m
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£
-
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
Boys entrance elevation (west).
b/f£-
£ 161,462.33
£ 30,100.00
£ 7,234.30 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 12,500.00
£ 27,230.00
£ 6,548.21 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 11,500.00
£ 1,050.00 £ 4,200.00 £ 3,075.00 £ 9,225.00
£ 1,050.00
£ 7,200.00 £ 1,750.00 £ 750.00
£ 359,874.84
430 m2
717 m2 1 Sum
1 Sum
1 Sum 25 m
389 m2
649 m2 1 Sum
1 Sum
1 Sum 23 m
1 Sum
42 m
42 m 123 m 123 m
21 Nr
90 Nr 14 Nr 3 Nr
£ 70.00
£ 10.09 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 500.00
£ 70.00
£ 10.09 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 500.00
£ 30,000.00
£ 25.00 £ 100.00 £ 25.00 £ 75.00
£ 50.00
£ 80.00 £ 125.00 £ 250.00
c/f
£ 30,000.00
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£ 30,000.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
b/f
£ 1,700.00 £ 2,500.00 £ 4,500.00 £ 950.00
£ 150.00 £ 7,500.00
10.0%
£ 10,000.00
£ 75,000.00 £ 25,000.00
£ 15.00 £ 20.00
£ 50.00 £ 10.00 £ 15.00 £ 75.00
c/f
£ 30,000.00
£ 359,874.84
£ 153,000.00 £ 35,000.00 £ 13,500.00 £ 30,400.00
£ 49,500.00 £ 22,500.00
£ 663,774.84 £ 66,377.00
£ 730,151.84
a b c d e
f
allowance for new double glazed timber sash and case windows; profiles to match existing
standard windows feature windows curved feature windows
Replace cracked lintels - assume 30 % Replacment of all internal lintel to windows and doors, replaced with concrete - assume 3 nr per opening
External Doors - allownace for new doors and screens to entrances
90 Nr 14 Nr 3 Nr 32 Nr
330 Nr 3 Nr
1 Sum
1 Sum 1 Sum
2532 m2 2532 m2
2532 m2
1 Sum 8888 m2
8888 m2 2222 m2
Design Contingency
EXTERNAL WALLS
£ 30,000.00 £ 3,000.00
£ 33,000.00
£ 10,000.00
£ 75,000.00 £ 25,000.00
£ 37,980.00 £ 50,640.00
£ 126,600.00
Incl
£ 88,880.00
£ 133,320.00 £ 166,650.00
£ 714,070.00
2.5 INTERNAL WALLS
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£ -
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
b/f £
£ 10,000.00 £ 25,000.00
£ 30,000.00 £ 10,000.00
10.0% £
£ 785,477.00
1 Sum 1 Sum
1 Sum 1 Sum
1 Sum
1 Sum 1 Sum 1 Sum
117 m2
117 m2
29 m
224 m 1 Sum
261 m2 1 Sum
£ 1,500.00 £
£ 10,000.00 £ £ 3,000.00 £ £ 25,000.00 £
£ 75.00
£ 213.68
£ 350.00
£ 125.00 £ 25,000.00 £ 35.00 £ 15,000.00
10.0% £
£ 43,450.00
714,070.00
£ -
£ 10,000.00 £ 25,000.00
£ 30,000.00 £ 10,000.00
£ 75,000.00 £ 7,500.00
£ 82,500.00
£ 714,070.00
71,407.00
1,500.00
10,000.00 3,000.00 25,000.00
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
£ 39,500.00
£ 8,775.00
£ 25,000.00
£ 10,150.00
£ 28,000.00 £ 25,000.00 £ 9,135.00 £ 15,000.00
£ 121,060.00 £ 12,106.00
£ 133,166.00
3,950.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
3 STRUCTURAL ENGINEERS REPORT
711 m2 711 m2 711 m2
1 Sum 1 Sum
£ 5.00 £ 15.00 £ 25.00
£ 35,000.00 £ 17,500.00
£ 35,000.00
£ 3,555.00 £ 10,665.00 £ 17,775.00
£ 17,500.00
£ 49,495.00 £ 4,950.00
£ 54,445.00
£ 35,000.00 10.0% £ 3,500.00
£ 38,500.00
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
NOTES (RELATING TO WORKS COSTS)
£ 202,000
The foregoing development cost includes the following abnormal costs: a) Not applicable
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
D) PROFESSIONAL FEES - ALLOWANCE
Architect
Quantity Surveyor Structural Engineer Services Engineer CDM Principal Designer
Planning & Building Warrant Fees £
TOTAL £
Excluded
-
-
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
E) CLIENT'S SPECIFIC SIGNAGE FURNITURE, FITTINGS & EQUIPMENT (FF&E)
Furniture Fittings Equipment Signage
Excluded
-
TOTAL £
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
F) ENCLOSURES
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
G) REVISIONS
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020Sir John Maxwell School CONDITION APPRAISAL
December 2019
(Photograph taken August 2018)
Revision -
Date
Description
A
07.02.20 05.03.20
Draft issue without costs. Final issue with costs.
62 Albion Street Glasgow G1 1NY
T – 0141 572 1668 E - nick@zmarchitecture.co.uk
CONTENTS
1.0 INTRODUCTION
1.1 General introduction
2.0 CONDITION APPRAISAL 2.1 Scope
2.6 Anciliary buildings and hard landscaped areas
3.0 Appendix
3.1 Indicative Roof Plan
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 1
1.0 INTRODUCTION
SIR JOHN MAXWELL PRIMARY SCHOOL. PROPERTY ADDRESS: 30 Bengal Street, Glasgow. G43 1NL. (Contains OS data © Crown copyright and database right 2020)
1.1 General introduction
This report covers a condition appraisal of the former Sir John Maxwell primary school based on initial observations on 20th August 2018 to facilitate the compilation of a fee proposal for this condition survey, and a more comprehensive review on 6th December 2019 at which time the condition survey review was carried out by ZM Architecture, David Narro Associates (Structural engineer) and Cuthbertson Preservation (Scotland) Ltd (rot specialist). It should be noted that during the initial approach from the client body, various previous documents generated on the condition of the building were provided. These have been used as a frame of reference to identify if conditions have deteriorated since the original surveys.
The surveys provided and referenced are:
ZM Architecture were appointed to carry out the survey work by Mr. R. Marshall, Secretary of Sir John Maxwell School Trust on 18th October 2019. The appraisal is being funded by grants from Glasgow City Heritage Trust and The Architectural Heritage Fund.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 2
1.2 Consultant Team
The consultant team appointed to carry out the condition survey has been led by Nick Blair Bsc (hons) Barch PGDip (Construction Law) RIAS, RIAS Accreditation in Conservation Architecture (Advanced level) and David Millar, Adv Dip BC, HNC BE, MCIAT.
Our appointed design team is as follows:
Structural Engineer - David Narro Associates. Ben Adam - BEng (hons) CEng MICE MIStructE CARE Conservation Accredited Engineer.
Cost consultant – NBM Construction Cost Consultants Ltd. Bryan Houston – MRICS.
Rot consultant - Cuthbertson Preservation (Scotland) Ltd. Rory Cuthbertson – ARIBA Barch P.President Scot.M.Wrights
1.3 Description
The former primary school building sits within an enclosed perimeter bounded by Christian Street (N), Bengal Street (S), Pollokshaws Burgh Hall (W) and a two storey residential terrace to the east. An overgrown playing field sits further to the south, just before the banks of the White Cart Water. The building is in close proximity to the boundaries of Pollok Park Conservation Area and Newlands Conservation Area but is not contained within either conservation Area.
The building is three storeys, each being very generous in height as was common of the building typology. The classrooms and associated staff areas are all set around the building perimeter and accessed from a prominent double volume entrance foyer (formerly classed as a Drill Hall) with a perimeter access balcony to the first floor level. Whilst access to the building was gained directly from the foyer, it should be noted that this area was not originally accessed directly from the outside space. The external walls are formed entirely from a red sandstone and benefits from well proportioned elevations with richly carved areas, typically to entrance areas. The roof is broken into distinct areas, each serving a wing of classrooms below or prominent space and as such the roof profiles rise and fall several times over the elevational rhythm. The roof supports glazing of varying types, either being patent glazed areas serving large halls below or functional rooflights to give daylight to within the roofspace for maintenance and access onto the roof plane. All roof areas are covered in natural slate and it is likely that this is the original roofing material with the exception of small areas of repair noted. The perimeter of the external walls generally rise above the roof plane and terminates as a parapet. All roof plane intersections terminate in tapered gutters. Hips and ridges are currently in zinc.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 3
It should be noted that almost without exception, the leadwork which would previously have formed the gutter areas has either been replaced in felt (deliberately during the school’s occupation) or were formed in lead, now lost to metal thieves. Indeed, any metal of value to the roof has predominantly been removed, including cast iron skylights, and as such, the roof now has no real degree of waterproofing to these areas. Whilst much of the roof slating remains and is therefore to a large degree water repellant, the unprotected gutters now receive the full volume of surface water with no means of controlling and dispersing its load and the effects of this can clearly be seen internally.
Windows are formed in single glazed timber sash and case (two over two generally except to the central foyer). External doors, where seen, are in timber although fully enclosed by secondary security doors. Internally, walls and ceilings are plastered and support decorative work around beams or to high level ceiling junctions. The internal walls are largely formed in brick (archive data). Floors are either formed in timber, typically to the perimeter of the building at classroom areas, or in beamfill (concrete) to common areas such as stairwells or access corridors.
External areas to the building consist of a perimeter railing, playsheds and a playground. These areas had previously been overgrown with Buddleia Davidii and other invasive species, however these have recently been cleared.
1.4 Background information and assessment of significance
The building is significant in terms of its local prominence and scale which is arguably matched only by the adjoining Pollokshaws Burgh Hall building, both of which sit within a largely residential area. Being in the heart of a long-established community, the building is highly regarded locally and further afield. It is noteworthy that the building is not a listed building, which is perhaps surprising given its link to Sir John Maxwell and its clearly distinctive architecture. Notwithstanding this, its crucial role in the greater streetscape cannot be underestimated.
The lack of protection that a listed building status would naturally provide has meant that the clearly dilapidated condition of the building has merited inclusion in the Buildings at Risk Register for Scotland, as follows:
General Details and Location
Category: AT RISK
Name of Building: Sir John Maxwell School
Address: 30 Bengal Street, Pollokshaws, Glasgow. G43 1RH
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 4
Reference No: 5518 Listing Category: Unlisted
Description
T-plan school with central hall. Three storeys over basement, red sandstone ashlar construction with slated roofs. Areas of stone carvings and inscriptions, beautifully executed. Separate entrances for girls and boys with carved decorations. Double height central hall with gallery, decorative plaster ceilings decorative cast iron inset panels to gallery and landings with carved wooden newels. Red sandstone boundary wall with railings.
Built to replace the original industrial school which had been gifted to the people of Pollokshaws by local landowner and industrialist Sir John Stirling Maxwell of Pollok estate in 1854. Sited alongside RR Anderson's Burgh Hall.
The early 20th century political activist, John McLean, is understood to have taught evening courses on economics and industrial history at the school from 1908-1915 (Smart). Building Dates: Dated 1907
Architects: John Hamilton for Eastwood School Board
Development History
December 2012: Nominated for the Register by Glasgow Building Preservation Trust. Closed as a school in Summer 2011. Whilst currently unlisted, it has been nominated to Historic Scotland as a potentially listable. For Investigation.
18 June 2013: External inspection finds a fine building in a generally poor condition, largely due to the activity of metal thieves. There are extensive areas of dampness to the rear and side elevations and substantial plant growths can be found in wallhead gutters. Otherwise, this robust building survives remarkably well.
20 August 2018: The Evening Times reports that following a petition Glasgow City Council has agreed to work with community leaders to try and find a new use for the building.
Previous studies of the building have been made available for comparison with current conditions, as noted in section 1.1. The first document, dated 2007, relates to a feasibility study for the use of the building after the closure of the school which was at that time occupied and furnished. In terms of the conditions noted within the feasibility study, it was clear that the building was noticeably suffering to a minor degree from rot as noted by fruiting bodies from a dry rot outbreak. Clearly, the path of decay and water ingress had commenced before the school closure.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 5
Of particular note was the condition survey and structural condition survey of November 2013, carried out by DRS Housing & Regeneration Services. These useful documents show, both through written observations and recorded images, that the condition of the building was at that time of great concern. Whilst only six years had passed from the previous study and two years from the schools closure, the progression of decay was remarkable.
This report will reiterate many of the observations made previously as the defects identified have not as yet been addressed, however it should be noted that the condition of the building has declined further in the intervening seven years since the DRS Housing & Regeneration Services surveys.
1.5 Summary
The building presents two distinct aspects in terms of perceived condition. Externally, to the common observer, the condition of windows, doors and stonework, being the primary view show that the building appears to be in reasonable condition but with some signs of neglect. Even a cursory view of the roof from distance viewing shows minimal defects. This is of course belies the true condition when viewed at close range, either from ground level or as viewed in detail from above.
Secondly, the internal condition is never seen other than through consent from the Local Authority. It is only when reviewed internally that the true extent of the dilapidated condition becomes painfully apparent. Years of neglect in routine maintenance, coupled with a clear programme of metal theft and internal vandalism has rendered the building in a chronic state of decay, with no identifiable area of the internal fabric untouched by this progressive decline.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 6
2.0 CONDITION APPRAISAL
2.1 Scope
The scope of the survey is limited to external elevations viewed from ground level aided by close inspection by binoculars and zoom cameras. Additionally, a high level external review was carried out using a drone equipped with a camera, carried out by DroneXscape Media on behalf of ZM Architecture Ltd. Internal access was granted by City Property (Glasgow City Council), however the review was limited to areas which were deemed sufficiently safe for access, typically where the underlying floor structure was concrete (beamfill). Areas containing timber floors were not accessed due to the perceived instability of the floor structure as noted in the previous condition surveys and observations made during the survey by the Structural engineer and Rot surveyor. The inner (hidden) roof planes and all areas behind parapet gutters could not be reviewed from ground level, however the drone survey was invaluable in recording a general overview of the external roof condition. The internal roof structure could not be reviewed directly due to safe access restrictions and any commentary within this report, whilst speculative in nature, is based on likely outcomes from the deleterious effect of the external roof condition and previous professional experiences of similar circumstances. It should be noted that the survey work was non-intrusive in nature.
The date of the inspections were as follows:-
20th August 2018. (am): Weather conditions: dry. Initial scoping meeting to aid in development of fee proposal. 6th December 2019 (am): Weather conditions: wet and overcast.
The survey endeavours to identify the condition of the building as a whole, however it must be understood that certain elements of the building remained unseen due to restricted or unsafe access, and as such failings of the building fabric may exist out with those documented below. Every effort has been made to capture the critical failings of the building at hand. Archive drawn information, kindly supplied by the client body, was used to assist in the preparation of cost measurement purposes and for the comparative structural assessment of the construction materials, load paths and construction sequence relative to defects noted on site to determine likely causes of failure.
This report is structured in relation to the main elements of the building fabric set out in a systematic fashion from roof level downwards.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 7
2.2 Recommendations
The appraisal encompasses the external fabric as viewed from ground level, limited review of the internal fabric (due to identified areas which were unsafe to access) and sets out a recommended scope of Immediate, Urgent, Necessary and Desirable repair works. It should be noted however that the condition of the building is such that the predominant nature of need will be demonstrated to fall into the Immediate / Urgent categories.
The tabulated recommended scope of works are divided into four possible categories in line with BS 7913:2013 – Guide to the Conservation of Historic Buildings.
Immediate: Work that should commence without delay for public safety or health and safety reasons, to prevent imminent damage or to arrest rapid deterioration. This can include immediate further investigation.
Urgent: Work that should be carried out within weeks or months, and within 18 months at the most. Failure to do so would be likely to result in significant further damage or deterioration or increased cost.
Necessary: Work which are required to put the building into a state of good repair and to maintain its value and usefulness. Generally, work should be carried out within a five-year period from the date of this report or before the work becomes urgent.
Desirable: Work that are desirable, if not strictly necessary, that may be concerned with achieving an appropriate standard of repair. Works may improve function or performance, or enhance architectural or aesthetic qualities. This category also includes works concerned with the restoration of the original appearance of the building.
The listed categories of work should be considered as part of a programme of repair as and when funds are available. This may lead to a phased programme of works. However, best cost efficiency, in terms of contractor prelim costs and in particular scaffolding, will be achieved through maximizing works that can be done in one contract, therefore it may the case that certain necessary or desirable works are considered in tandem with other immediate / urgent works. It is recognised however that due to the severity of the internal decay of timber elements that any works to the building may have to follow a pathway of enabling works, i.e. stabilization of the building to facilitate removal and treatment of areas of decay prior to a secondary package of works to recreate a dry envelope and finally allow the appropriate fit out works to return the building to some form of use as identified in future studies.
The scope of recommendations has been primarily listed to enable the calculation of a feasibility cost plan. It is not intended for, and must not be used as, the basis for actual works. Any detailed repair proposals and specifications for the property must be prepared separately by the clients appointed design team or professional advisor.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 8
2.3 Roof - General condition photographs
Note: all photographs in this and the following pages have been supplied to the client in full resolution for further review and record purposes.
Overview of roof layout from above. Each roof area concentrates on a function below, i.e. classrooms, upper hall, stair core etc.
Main roof with central ventilation fleche at ridge line, looking along parapet gutter and also showing remaining roof areas.
Stepped gutter behind parapet lined in a roofing felt, probably pre- dating building vacancy. Zinc hip flashing missing. Various slate defects.
East facing roof complex. Note the significant growth of Buddleja Davidii within the roof areas. Missing rooflights noted.
Plant growth is undoubtably penetrating the roof structure. As long as water is present internally, growth and spread will continue.
Where roof areas terminate at an eaves condition as opposed to a parapet condition, gutters are frequently lost.
Slating remains competent to some roof planes, however loss of vital flashings will allow water ingress.
View of rooflights from above. Broken sections allow direct avian infestation. Note extent of slates in gutter – stripped to remove lead.
Closer view. Multiple points of entry for roosting pigeons. Any salvageable material has been removed. Water free to penetrate fabric.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 9
2.3 Roof - General condition photographs
Lightwell over stair core. Missing flashings and gutters, direct holes in roof structure to below. Numerous slates in gutters.
Timber boarding of gutter clearly seen – no resistance to water penetration. Roof holed in multiple locations.
Stepped gutter to side parapet lined in a roofing felt, lead cover flashings removed in part. Large open joints in stone to parapet.
Stepped gutter to perimeter parapet and to internal roof valley. Metal theft to all areas, however poor salvage value metal still remains.
Attempt at removal of lead dome to fleche. This lead is more securely locked, and difficult access from ridge may have prevented full loss.
Base of fleche however has been fully stripped of lead. Parapet gutter outlet blocked with vegetation.
Typical services access onto roof area – not secured. Gutter flashings removed. Vegetation at high level.
Boys entrance roof. Some flashing removal but generally heavily blocked with vegetation.
Girls entrance roof. Similarly blocked, however to greater extent.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 10
2.3 Roof - General condition photographs
General view from ridge line (next to fleche) looking back to Christian Street. Condition of slating and especially flashings loss has made the roof permeable to the internal fabric below.
Typical condition of large rooflights to upper hall below. Full removal of lead allowing timber sarking to be exposed.
Internal view of Upper Hall. All areas saturated, including floor level which has now capped and retains water. Timber areas exhibit fruiting bodies of rot.
Another example of timber condition below broken or removed glazing above. Fully containing timber decay to chronic level.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 11
2.3
Roof
Element of Structure
Item R1
Description of Element
Condition of Element
Recommended Works
Priority Immediate
ZM ARCHITECTURE
SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 12
Rot works.
Timber elements which could be seen from a limited review were in chronic condition due to continuous water penetration, wet and dry rot outbreaks and contamination by avian guano. Safe access could only be gained from areas which were of a concrete (beamfill) nature, typically to the stair core. All other areas were deemed unsafe for access. A detailed description is given in the Structural Engineers report and the Rot Consultants report – see Appendix 3.2 and 3.3.
The general condition found were too numerous to identify in specific locations. The conditions can be regarded as being throughout all areas of the building which contain timberwork as it was rare to see any internal finishes which were not saturated or contained obvious rot outbreaks. Finishes to underlying timbers were frequently displaced and lay on the levels below. Entire ceiling areas were noted to have fallen. Floors were visually capped, with high and low ridges evident throughout. It was not safe to directly access timber areas, especially to the roof area, however loss of materials allowed some review, which was similarly chronic.
It would be normal to identify areas of deficiency to allow recommendations for repair to such areas. The condition of the timber fabric in the Sir John Maxwell School however can be assumed to be beyond sensible financial repair. This should be presumed for all elements, e.g. floors, wall linings, partitions and roof structure. As such, the full replacement of all timber elements is advocated and a programme of sterilisation of masonry / irrigation / treatments implemented before considering re-introducing any new construction materials to the building fabric.
It should be noted that the process of removals and re-construction would require careful planning and implementation as the structure is in such poor condition. Removals to one area may discharge loadings elsewhere and cause uncontrolled collapse, therefore a scheme of internal scaffold support carefully working around the existing structure (all the way to roof levels) to provide safe working areas will be required.
2.3
Roof
Element of Structure
Item R2
Description of Element
Condition of Element
Recommended Works
Priority Immediate
R3
Flashings to main roof.
It is presumed that flashings were generally in lead, however a prolonged programme of metal theft has left very limited areas (less than 5% of the original flashing areas) with flashings intact.
Poor alignment of slates in part. Review of all areas of the roof were by
The lack of roof flashings has been the primary cause of all issued in the building. Whilst it was noted in the report of 2007 that dry rot was present in minimal areas within classrooms and other areas, this would have been fully reversible at that time if treatments had been affected and roof flashings remained in place. Clearly, this was not the case.
Immediate
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Page 13
Slate roof covering: main roof pitches.
The slates are pitched to all elevations. The slates are traditionally laid in moderately random widths and diminishing courses. Slate origin is variable, suggesting intermittent repairs over a prolonged maintenance period.
The slaterwork is generally poor throughout, although it should be noted that this is location dependant. Where slates had been located in close proximity to flashings, they are generally removed from position and left to gather at the foot of the roof slope. Further up each roof pitch, the slating is more commonly intact. Had it not been for the loss of flashings, the roof may have been classed as “fair”.
Due to the long term water ingress issues, not only from metal theft but also from possible lack of maintenance to some gutter areas which have been clearly replaced in felt membranes, the roof structure as a whole can be regarded as being incapable of remaining in its current form. Discussion with the rot surveyor suggests that it is unlikely that it will be financially viable for the timber roof structure to be left in place and that a new roof structure, perhaps re- configured to better serve the final use, would be more appropriate. On that basis, the new roof would have to be fully slated (or as otherwise consented by the Local Authority) therefore the opportunity should be taken to replace in good quality new slates for maximum lifespan.
A higher degree of flashings remain to ridges and hips, perhaps 80% remaining. This is due to the flashing being in zinc, which is a low priority material for metal thieves due to its limited financial return.
Where flashings have been removed, the underlying timber is exposed and will not resist water penetration.
Where flashings have previously been replaced in roofing felt, the material appears fractured in multiple areas due to lack of maintenance, UV degradation and vegetation growths.
As part of any re-construction works, flashings will naturally have to be installed. Modern materials are available which present little or no scrap value, however they will not have the longevity of lead. Should a more modern intervention in the roofspace be implemented, flashings should be appropriate to such a design.
Slating to the ridge area was commonly deficient, but to a minor degree – this is common as it is most affected by wind uplift. Individual defects noted (where the slating remains generally intact) include:
Cracked slates – partial loss of slate either through impact damage or naturally occurring flaw in slate.
Slipped slate – failure of nail fixing or enlargement of hole allowing slate to disengage with fixing.
Missing slates – slates which have previously fallen from position and have not been replaced or re-fixed – minimal.
drone survey and as such have been taken from moderate distance, therefore no commentary on any remaining section of flashings can be posed.
2.3
Roof
Element of Structure
Item R4
Description of Element
Condition of Element
Recommended Works
Priority Necessary
R5
Chimney to east elevation.
Tall stone chimney approximately 4.5m in height from eaves level, being a mirror image of the chimney serving the west elevation at the entrance. It served the former Headmistress Room / female teachers room adjacent to the girls entrance door.
The chimney appears competent however some mortar joints were partially or fully open.
As in item R4, stone and pointing works are requires as part of a larger scheme of works.
Necessary
R6
Central ventilator fleche to ridge line.
The current ventilator fleche sits central to the ridge line facing the playing fields. Safe access below to review whether it was active could not be gained.
The fleche is fully in place, however the lead at the base has been removed. An attempt to remove the upper area was unsuccessful, however the lead is now partially folded back from its intended line. The underlying timber has been exposed to the elements therefore a degree of timber decay is likely.
The fleche is a strong architectural feature of what would otherwise be a large imposing plain roof line. Its function is now largely irrelevant, however consideration to recording and replacing the fleche, if for nothing more than aesthetic interest, should be considered as part of any roof replacement works.
Necessary / Desirable
R7
Flat roof to passageway in roof space.
This construction was as originally designed and was a functional means of gaining access to the internal roof valley areas for maintenance and inspection. Currently with felt roofing but possibly originally in lead. The wall surfaces are a mix of timber cladding and glazed brickwork.
The felt is considerably cracked in places and is life expired. Vegetation growths penetrate the roof covering, especially the well-developed Buddleia Davidii (pictured). The timber cladding and doorway are decayed. The pointing to the glazed brickwork appears poor, albeit from distance viewing.
If the roof structure were to be replaced, the form of these access areas would need to be reviewed as to whether they are still required. If so, a programme of re-pointing masonry, replacing timberworks (including the roof structure) and the roof finish should be considered.
Necessary
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Chimneys to west elevation.
Tall stone chimney approximately 4.5m in height from eaves level. One serving boiler room at ground level, one serving the former Headmasters Room / Male teachers room adjacent to the boys entrance door.
Whilst the stonework is in generally reasonable condition throughout, it was noted that the stack serving the boiler room as steel banding at higher levels. This may have been as a result of some previous movement, although this could not be verified from drone survey information. The steel was corroded in part. The second chimney appears competent however some mortar joints were partially or fully open.
As part of a greater stabilization package of works and in connection with any other works to the elevations, the chimneys should be assessed further. As a minimum, the need for the steel banding should be addressed to remove this element and a programme of any necessary stone repairs and re-pointing instigated.
2.3
Roof
Element of Structure
Item R8
Description of Element
Condition of Element
Recommended Works
Priority
R9
Gutters.
Very few areas have attached gutters as the predominant position was to have lead lined gutters behind parapet walls. Two areas existing – to the north east and north west portion of elevation. The north east section is missing completely. The north west remains in place.
The north west section contains what appears to be a non-original aluminium ogee section fixed to rafter brackets. The gutter is substantially out of alignment and is likely not suitable for collecting surface water.
It is unlikely that any guttering can be salvaged. It is important however to record its profile for possible replacement on a like for like basis, subject to a surface water capacity calculation being carried out.
Urgent
R10
Single storey roof area over Headmaster / Headmistress rooms.
Similar to the description in items R2 & R3, the low level roofs are of traditional construction.
The condition of the slating of the roof areas is poor generally. The flashings are partially obscured by vegetation growths therefore no further commentary can be given. It should be noted however that the masonry / roof to the girls entrance / Headmistress Room requires a degree of re-build, and therefore in line with this and also the statements in item R1, it would be reasonable to assume the complete re- construction of these roof areas, inclusive of flashings.
After any future repair works to the buildings, the low level roof areas and their flashings will remain at risk of theft from metal thieves. It may be possible to involve more modern, less valuable flashings in these areas as a safeguard from theft.
Urgent
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Rooflights
Range of rooflights. Timber traditional patent glazed rooflight to upper hall, art room and cookery room (as original designation). Patent glazed roof light over the boys and girls stair core. Apertures within further area previously housed smaller cast iron rooflights which most likely served the roof space as opposed to providing natural daylighting to the classroom spaces below.
Timber rooflights show extensive decay, many of which have broken glass, further allowing decay to develop through saturation. The cast iron rooflights are almost all removed due to metal thieves. All areas are currently allowing direct water ingress, but as importantly they are allowing direct access for avian infestation.
If the roof is replaced in full, these elements would have to be replaced as it is not likely that any materials could be salvaged. Modern replacements are available, however this would be dependent on the final form of the roof.
Urgent / Necessary
Minimal guttering remains within the internal roof planes, however these have been replaced in aluminium (presumed).
Non-original gutters within the inner body of the roof planes are in poor order.
2.3 External Walls - General condition photographs
Note: all photographs in this and the following pages have been supplied to the client in full resolution for further review and record purposes.
General view of north elevation to Christian Street. Note, missing windows, saturated walls and security to windows.
Central entrance area to north elevation. Heavy salt staining to walls due to chronic water ingress.
LHS of north elevation (August 2018). During summer months, salt staining is highest.
North / west elevations. High degree of saturation to stonework.
East elevation. Again, high degree of saturation.
South elevation. Similar saturation to stone.
Parapet walls frequently have open joints. Joints in wall surface contain highest degree of open joints generally.
Movement in stone from cill to lintel. Crack follows through lintel. Salt staining to walls. Moss / algae to some elements.
Further cracking to elevation.
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2.4 External Walls - General condition photographs
Saturated wall surfaces, partially from downpipe but mostly due to failed flashings.
Downpipe has split in several locations and has saturated wall surfaces. Open joints noted.
East entrance (Girls). Considerable movement to stonework. Lintel split at mid-point. Certain re-construction required (salvaged materials).
Cracking / movement noted to this elevation (east), both at the internal corner and to the main wall field.
Crack from cill to lintel. Possible previous fill material (white) now fallen from position – possible progression.
Continuation of crack, sheared through lintel at bearing point.
Further cracking. Surrounding stone generally competent.
Saturation of masonry due to failed downpipe.
Copes at high level lacking pointing (clear gaps). This exacerbates water ingress at high level. Downpipes saturating wall.
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2.4
External Walls Element of Structure
Item E1
Description of Element
Condition of Element
Recommended Works
Priority
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External wall: front elevation (north) to Christian Street.
Plain ashlar to the predominant field of the elevation above ground level. Rebated joints to ashlar on the ground level above basecourse. Basecourse at ground level formed in regularised moulded rock face blocks. Main elevation embellished with projecting string courses, cills, corbels and pediments. Archive information and limited internal review identify that the inner wall surface is brickwork – the stone frontage is likely a “skin”. Roof termination behind raised parapet and cope. Central projecting inscription stating “Sir John Maxwell School”. Pointing appears to be predominantly in original lime mortar however some re-pointing has occurred.
The stonework is in good condition generally, with few areas of erosion noted. Pointing is frequently poor to fair, with numerous open joints or slightly open joints – this will allow penetrating water into the wall core.
The elevation is heavily coated in efflorescence (natural salts / minerals within the stone which migrate to the surface due to the chronic saturation of the stonework from roof failures and open joints) and also heavy moss / algae growth to projecting surfaces, both of which were most notable in the site review of August 2018 (summer) as opposed to December 2019 (winter), meaning a likely seasonal increase in their effects. Reflection on the photographs within the 2007 report show minimal moisture and greening to the stonework. This has clearly been an effect of the loss of roof flashings in the main. Cracked stonework evident (refer to structural report in Appendix 3.2).
The actual scope of works cannot be determined from distance viewing – MEWP (cherry picker) access would be preferred to allow close inspection. The following has been based on visual observations only from ground level, and as such additional works not yet seen may be required.
Remove all loose / friable lime mortar pointing. If lime pointing is sound, consider leaving in place, however if surrounding failed pointing leaves only small area of sound pointing, remove. The area of replacement pointing cannot be fully determined, however it may approach 30- 40% with a greater percentage of pointing required at highest level where water saturation has been highest.
Dry brush efflorescence regularly during any works – do not wash as this will dissolve salts and migrate back into stone. Apply neutral PH de-greener to stone. Brush off any bound moss.
Assess any stones which are cracked or through close investigation show some erosion. The final works package to be based on close inspection, however until such time as an inspection can determine otherwise, replace cracked lintels (it may be possible to leave in place and carry out a structural “stitch”).
Remove any redundant fixings or other corroding fixings and fill hoes with mortar or stone plugs. This should also include where downpipe fixings have damaged stonework. Consider repair of lost edges to any damaged projecting cornice to maximise protection from rainfall to areas below.
Necessary
2.4
External Walls Element of Structure
Item E2
Description of Element
Condition of Element
Recommended Works
Priority Necessary
E3
External wall: Boys entrance elevation (west).
Very similar detailing to that described in items E1/E2, however there is an addition of two large chimney stacks and a single storey projecting entrance (marked “Boys”). The largest of the chimney stacks serves the boiler room.
Conditions are broadly similar to the remaining elevations, including cracking to stonework. Refer to the structural report in Appendix 3.2.
For condition of chimneys, refer to item R4.
All recommendations should be as items E1/E2 as similar deficiencies exist.
Necessary
E4
External wall: Girls entrance elevation (east).
Identical detailing to that described in items E3, however there is only one large chimney stack and a single storey projecting entrance (marked “Girls” and “Infants”).
Conditions are broadly similar to the remaining elevations, including cracking to stonework. For condition of chimneys, refer to item R5. The main exception however is the condition of the stonework to the single storey entrance and the cracking to the recessed elevation which is to a much higher degree than item E3.
Refer to the structural report in Appendix 3.2.
All recommendations should be as items E1/E2 as similar deficiencies exist.
Necessary Urgent
E5
External downpipes and hoppers.
External downpipes are confined to the east and west elevations, and in both cases there are 2Nr downpipes. Hoppers are either in place or have been removed as part of a repair. Pipes are generally cast iron.
Pipes are of variable quality, with corrosion being identified frequently. On occasion, the pipes have completely split and are cascading water directly to the wall surface.
Remove and replace all sections in new cast iron to a diameter sufficient to carry the loadings imposed on it.
Necessary
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External wall: rear elevation (south) facing playing fields.
Very similar detailing to that described in item E1, however in addition to that commentary, this elevation is more embellished and was clearly the prime elevation, despite not facing the public road.
Conditions are very similar as those found in item E1, however it is noted that the elevation does not suffer from the same intensity of efflorescence, likely due to its southerly exposure (therefore quicker to dry after saturation). The exception to this is to right of centre on the central bay, most likely due to the presence of an internal rain water pipe embedded within the wall surface (archive information) which is likely blocked and migrating a surcharge of water into the stonework. The elevation does exhibit as higher degree of structural cracking, typically vertically over multiple levels – refer to structural report in Appendix 3.2). Note, the condition of the stonework in terms of its current deficiencies will likely deteriorate further in line with continued deterioration of the internal timber structure.
All recommendations should be as item E1 as similar deficiencies exist.
The detailing of the end bays are similar to that of the front elevation, however the elevation is more expansive due to the plan form. The windows are set to a rigorous rhythm to maintain a regular class size and natural daylighting. The central section projects from the main wall field and projects higher above the flanking parapets. Similar to the front elevation, it is inscribed as “Sir John Maxwell School” but additionally has a high-level inscription stating “Eastwood Parish School Board”.
The structural rectifications, not only of cracked or open stonework but also of internal cracking or foundation issues should be as identified by the structural report and / or further exploratory works when access is available.
Urgent
The single storey structure at the girls entrance will most likely require to be removed to a degree and re-built to halt current movement.
2.4
External Walls Element of Structure
Item E6
Description of Element
Condition of Element
Recommended Works
Priority
E7
Windows
Generally original timber sash and case, single glazed.
Very poor throughout. Many areas boarded for security. Those areas remaining exposed show multiple broken panes. Timber generally showing decay.
As part of any future package of works, replace all windows, preferably in general profiles to match existing. Double glazed timber sash and case windows are available.
Necessary
E8
External doors
None present at time of review – security doors in place.
-
-
-
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Internal downpipes.
Archive information identifies that the roof drainage from parapet conditions are discharged into rain water downpipes which are encased in the internal or external walls. This was a common feature to minimise the need for external downpipes.
The internal pipes could not be assessed due to the access restrictions and safety issues. External evidence of high water saturation of external walls (see item E2) was noted.
All pipes require to be replaced, possibly in PVC or aluminium. The encapsulation of downpipes internally is a risk element due to failures in the pipes or unions. Should any building repair works proceed, careful consideration of how the pipes are accessed for regular review or clearance should be given.
Necessary / Desirable
2.5 Internal Areas - General condition photographs
Entrance hall (former “Drill Hall”). Considerable materials from above on floor levels. Adjoining rooms show Access balconies in place, however finishes regularly falling. Walls are saturated. collapse of ceilings above and partial collapse of floors to solum below.
Typical classroom. Capped flooring and ceiling material on floor. Walls and floor saturated. Typical stairwell. Heavy pigeon guano and plaster from ceiling above on stairs.
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2.5 Internal Areas - General condition photographs
Stairwell walls saturated from failure in roofing / gutter above. Timber window decay has allowed window to fall inwards. General plaster and detritus on floor from levels above.
Large hall to top floor. Floor severely capped due to water ingress. Surface water from roof ponding on floor. Ceiling finish dropped from position. Timber lath predominantly left in place however rot tendrils endemic. Heavy greening of walls – saturated.
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2.5
Internal Areas Element of Structure
Item Int 1
Description of Element
Condition of Element
Recommended Works
Priority Immediate
Int2
Wall finishes.
Two conditions generally – 1) plaster applied directly to masonry walls, and 2) plaster applied to timber lath.
Chronic throughout. All finishes are saturated, contain moss / algae / vegetation fruiting bodies from rot or have already fallen from position.
All finishes to be removed. Masonry walls to be irrigated and sterilised by a rot contractor before re-finishing.
Immediate / Urgent
Int3
Stair core and access balconies.
Beamfill concrete construction to floors and stone stairs.
In place but strewn with detritus / pigeon guano.
Possible salvage of these areas depending on detailed structural survey after removal of all deleterious materials.
Depending on further survey if works proceed.
Int4
Asbestos containing materials (ACM)
Whilst an asbestos register was not available for review, it is understood that asbestos has been identified within the building in several locations. The asbestos register is likely retained by GCC.
Asbestos is hazardous to health. Warning labels in place. No assessment of condition carried out (specialist).
As part of any demolition or strip-out package or works, asbestos must be identified and the appropriate removal measures (by a licenced contractor) taken before any general works can proceed.
IMMEDIATE
Int5
Avian guano (predominantly pigeon)
Generally to all areas where pigeons can roost or perch above.
Pigeon guano is hazardous to health as it contains many harmful bacteria / spores.
Removal of this material will be required (by a licenced contractor) before any general works can proceed.
IMMEDIATE
General
All internal finishes to all areas are beyond salvage and as such a programme of full removal is required, taking into account the comments in items Int4 and Int5.
Timber floors / ceilings.
Set generally to the perimeter of the building, the floors are predominantly of timber construction with timber flooring and lath and plaster ceilings. Timber elements which could be seen from a limited review were in chronic condition due to continuous water penetration, wet and dry rot outbreaks and contamination by avian guano. A detailed description is given in the Structural Engineers report and the Rot Consultants report – see Appendix 3.2 and 3.3.
The general condition found were too numerous to identify in specific locations. The conditions can be regarded as being throughout all floor areas of the building as it was rare to see any internal finishes which were not saturated or contained obvious rot outbreaks. Entire ceiling areas were noted to have fallen. Floors were visually capped, with high and low ridges evident throughout. It was not safe to directly access timber areas, however loss of ceilings allowed some review, which was similarly chronic.
It would be normal to identify areas of deficiency to allow recommendations for repair to such areas. The condition of the timber fabric in the Sir John Maxwell School however can be assumed to be beyond sensible financial repair. As such, the full replacement of all timber elements is advocated and a programme of sterilisation of masonry / irrigation / treatments implemented before considering re- introducing any new construction materials to the building fabric.
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It should be noted that the process of removals and re-construction would require careful planning and implementation as the structure is in such poor condition. Removals to one area may discharge loadings elsewhere and cause uncontrolled collapse, therefore a scheme of internal scaffold support carefully working around the existing structure (all the way to roof levels) to provide safe working areas will be required.
(IF WORKS PROCEED)
(IF WORKS PROCEED)
2.6 Anciliary buildings and hard landscaped areas - General condition photographs
Boiler room roof – no access afforded during survey
Playshed to west (Boys) – area to RHS was previously external toilet areas, now removed.
Playshed to west (Boys). Intact but some movement to brickwork and stone quoins noted.
Playshed to north (Infants). Intact but some movement to brickwork noted.
External face of Infants playshed. Stonework at high level shows movement.
General view of railings to Christian Street. Intact however generally lacking in paint finish and corrosion evident.
Wall adjoining west playshed. Local movement to all elements.
Stone pier to south west junction of playground.
South walls and railing. Complete collapse.
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2.6
Anciliary buildings and hard landscaped areas
Item A1
Element of Structure
Description of Element
Condition of Element
Recommended Works
Priority IMMEDIATE
A2
Playsheds.
Of the three original playsheds and external toilet areas, only two playsheds remain. Generally glazed brick or stone construction with cast columns and concrete beam and roof. Covering to roof likely in bitumen.
Both playsheds show a degree of movement, likely due to underlying ground conditions.
Whilst both are intact, and with some remedial works can be repaired and retained, their purpose and use should be considered first as if they no longer serve any purpose, consideration to their removal or partial removal to a height where they maintain the security of the site should be considered.
Necessary / Desirable
A3
Gate piers, gates,
railings and low level
railing walls and
corner piers. walls.
Stone gate piers are generally complete but some movement was noted. Gates generally corroded and dropped from original position. Corrosion to cast elements noted generally. Lacking paint finish. Partial collapse or movement of elements of walls and copes are frequent. Replacement sections in place but not of an equivalent design or level. General fallen masonry left lying on ground (good for potential salvage and re-build).
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Boiler room.
Flank walls in stone. Felt flat roof covering of undetermined material. Stairs down from playground level to boiler room – not accessed during survey.
As no access was afforded, no commentary can be made. It should be noted however that it is common for boiler room areas to have some historic use of asbestos, either in gaskets to pipes or to the coatings of the boiler.
Risk element for future works / survey. Refer to item Int4 in terms of identification and potential removal of asbestos prior to any works.
Stone gate piers are topped with carved copes. Gates and railings, relatively ornate, set into stone cope on glazed brick low level
As part of the strategy for the future building use, consideration should be given to the continued purpose and abilities of the perimeter walls, railings and gates to the playground area. If at all possible, all elements should be retained as the aesthetic value of the materials is very important. General repairs to masonry (including possible groundworks where subsidence may be affecting the ground levels) are required. Treat all cast iron elements for corrosion, repair and re-paint as required. Re-point masonry walls in lime mortar as required.
Necessary
(IF WORKS PROCEED)
A diagrammatic roof plan has been prepared for costing purposes only. This drawing must not be relied upon for any purpose other than the ZM Architecture Condition Survey.
3.1 APPENDIX – Roof Plan
3.2 APPENDIX – Structural report by David Narro Associates, dated 20th January 2020
18.1088
Sir John Maxwell Primary School, Glasgow
SITE VISIT Outcome of 6 December 2019 STRUCTURAL SURVEY
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 2 of 23
Notice
This document and its contents have been prepared and are intended solely for The Sir John Maxwell School Trust’s information and use in relation to the Sir John Maxwell School Structural Survey Report only.
David Narro Associates assumes no responsibility to any other party in respect of or arising out of or in connection with this document and/or its contents.
This report has been prepared by:
Ben W. Adam
BEng (Hons) CEng FICE MIStructE Conservation Accredited Engineer
For David Narro Associates
Document history
Job Number: 18.1088
Document Ref: R0001
Revision
Purpose description
Originated
Checked
Date
Rev 1.0
Issued for Information
BWA
EM
20.01.20
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 3 of 23 1.0 Introduction and Description:
David Narro Associates was appointed by the Sir John Maxwell School Trust through ZM Architecture to inspect the structural condition of the existing building in Christian Street, Glasgow and to offer initial comments on areas of structural degradation, potential repair requirements and what potential there would be for refurbishment.
The building is an example of the traditional Glasgow School Board building by John Hamilton and was completed in 1907 to replace a previous school building on the site. The building is three storeys high over a partial basement and is T-shaped on plan, with classrooms on three storeys around a central upper hall and double-height central entrance hall with cantilevered balcony. For the purposes of this report, the front entrance on Christian Street is considered north facing.
The building is of traditional construction with external walls of red sandstone ashlar construction with slated roofs and a mixture of timber and concrete floors taken by primary steel beams. The double height central hall with gallery had decorative plaster ceilings, decorative cast iron inset panels to gallery and landings with carved wooden newels. There is a red sandstone boundary wall with railings enclosing a relatively flat site.
Observation of the elevations was gained from ground level and the internal stairwell was partially accessible on one side of the building up to the top floor.
No investigations were carried out as to the strength of individual structural members. No site investigation work or inspection undertaken to determine the nature or bearing capacity of the foundations. No specific rot or decay investigation was carried out to determine the condition of any timber or stonework.
Some archive drawings were made available showing the original construction drawings prepared by John Hamilton in 1907 which shows that the building was built in two phases, with the front (north) range constructed first, followed by the remainder of the main hall, stairwells and south range of classrooms. This is significant when considering movement of the building and crack patterns on the east elevation.
The building was inhabited and used as a school until closure in 2011, since when it has been left to degrade and appears to have been the target of vandalism and metal thieves.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 4 of 23 2.0 Photographic Condition Survey:
The following selection of photographs highlights the current condition of the building.
Photo 1 – North-east corner externally – major staining evident through water ingress saturation of masonry and salt migration through the stone. Cracked lintels evident above some windows suggesting potential internal steel lintel expansion.
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Photo 2 – West elevation north corner. Note damp staining down chimney stack and around downpipe. Open joints evident on front lower apron wall.
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Photo 3 – West elevation south end with major staining evident at both high level and low level through water ingress saturation of masonry and salt migration through the stone. The lower staining appears to be worse around the downpipe. The high level water ingress is caused by the hidden parapet gutter failing and allowing water to seep through the wallhead.
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Photo 4 – South elevation which appears to be in reasonable condition generally but suffers from localised water ingress, damp staining and saturation of masonry around string courses and projections. There is some movement to the east of the balcony area which can be seen in Photo 5.
Photo 5 – Detail with crack to right of central outshoot and cracked lintels. Slight bowing of the wall in this location is also evident suggesting a lack of tying or loss of tying at first floor level.
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Photo 6 – East elevation south end with major water ingress, saturation staining of masonry and failed downpipes. The masonry units and mortar appeared intact suggesting good quality stone.
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Photo 7 – East elevation mid section with entrance porch with pediment and pitched roof outshoot. There is major water ingress around the hidden guttering and internally the ceilings appeared saturated and rot infested. There is a suggestion of a crack in the re-entrant corner behind.
Photo 8 – East elevation north end showing the poor condition of this corner of the building and the bottom of the main crack down the height of the elevation. Major water ingress and saturation of the masonry is evident.
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Photo 9 - East elevation north end showing the main crack down the height of the elevation, apparently on the line of the foundation construction on different dates (refer to archive drawing at the end of the photograph commentary). The crack is on a weak line of structure with tall openings adjacent to the mezzanine cloakroom section of the building, with the masonry in the intervening pier being more heavily loaded.
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Photo 10 – View of the main double-height entrance hall with deterioration and partial collapse of linings evident, exposing the steel structure which supports the floors.
Photo 11 – Detail of the existing wall finish deterioration caused by sustained water ingress and rot infestation.
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Photo 12 – Upper hall ceiling with beam surrounds failing and falling off the primary structural beams. Note the cross beams appear to be faked using timber and plaster.
Photo 13 – End of cantilevering balcony with ongoing water ingress causing deterioration of the finishes. The steelwork beams and concrete floor appeared to be intact and did not show signs of weakening or deflection.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 13 of 23
Photo 14 – Detail of balcony support beam exposed by the collapse of the plaster surround. The steelwork appears to be corroded but did not suggest major section loss and could be re-protected and capable of carrying load if restored.
Photo 15- Classroom with collapsed plasterwork ceiling exposing the lath timberwork and primary steel first floor beam spanning the full width of the room. The steelwork did not appear to have deteriorated but the end bearings in the walls would need to be checked to confirm it would not need strengthening. The timber floor is saturated and rotten in its entirety.
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Photo 16- Internal stairwell perspective. The main beams carrying the stair and landings appeared to be level and did not show signs of deflection or deterioration. The concrete floor would need to be dried out but should still be serviceable. All timberwork and finishes will need to be removed and replaced.
Photo 17 – Detail of landing support beam below 2nd floor. Steelwork has surface pitting and corrosion but did not suggest section loss or major structural degradation.
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Photo 18 – Internal stairwell perspective. The main beams carrying the stair and landings appeared to be level and did not show signs of deflection or deterioration. The concrete floor would need to be cleared of guano and dried out but should still be serviceable. All timberwork and finishes will need to be removed and replaced – note the severe deterioration to the upper walling to right hand side.
Photo 19 – Ceiling timbers in mezzanine level are riddled with rot due to ongoing water ingress.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 16 of 23
Photo 20 – The soffit of another mezzanine ceiling has water droplets evident in this photograph but the ceiling has not collapsed yet. Note rot fruiting body to timber panelling.
Photo 21 – Concrete floor in mezzanine has debris from pigeon infestation and degraded finishes but the concrete floor felt intact underfoot.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 17 of 23
Photo 22 – Upper classroom showing the ceiling collapses around the perimeter due to water ingress and saturation of the ceiling, guano build up due to pigeon infestation and degradation of saturated masonry.
Photo 23 – Ceiling collapse in another classroom exposing sodden and rotten timber structure above. Steel beam appeared to be serviceable with only surface corrosion visible.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 18 of 23
Photo 24 – Cupola upstand timberwork above the east stairwell has failed and in a state of partial collapse. All timber will need to be replaced.
Photo 25 – Corner classroom floor is typical of all flooring with expansion ridges at regular centres (matching steel beam locations) due to water ingress.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 19 of 23
Photo 26 – The main roof over the upper hall has been repaired in the past and appeared to be in better condition than most other timberwork, potentially due to a difference in the species of timber used and the fact it sits higher than other roofs and therefore sheds water away from eaves. This roof could potentially be saved but due to the outbreak of rot in all roofs surrounding this space, it would be prudent to assume that the timber will need to be replaced.
Photo 27 – Upper hall floor showing ridging along the floor and vegetation growth on the walls at failed valley gutter locations. All timber and finishes would need to be removed as part of a future refurbishment.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 20 of 23
Photo 28 – Upper hall showing vegetation growth on the walls at failed valley gutter locations. All timber and finishes would need to be removed as part of a future refurbishment.
Photo 29 – North end bay to Upper Hall appeared to have a widening in the boarded finishes towards the north elevation, suggesting some previous movement.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 21 of 23
Photo 30 – Underside of Upper Hall floor and ceiling of Entrance Hall from balcony. Although the ceiling is extant in a number of bays the ongoing water ingress tracking into the floor and the appearance of cracks in the lath and plaster finishes suggests it will collapse in the near future.
Photo 31 – Exposed inner beam above Entrance Hall with original paint finish still visible on the underside of the steel beam. The steelwork is in reasonable condition given the recent history of the building and could be saved and incorporated into a refurbishment project.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 22 of 23 3.0 Potential Repair Requirements:
The building is in very poor condition throughout and has decayed and deteriorated to the point of no return with regards existing timberwork and plasterwork in all parts of the building. All timber and plaster would need to be replaced as part of any repair or refurbishment.
The roofs all appeared to be decayed and in a state of partial collapse in some areas. Parapet gutters and valleys have failed and are allowing water to ingress throughout. All roof structures will need to be replaced entirely as part of any repair. This includes the fine feature trusses above the upper hall which also show signs of previous rot repairs at eaves bearings.
The timber floors have all started to rot and decay, and water saturation has caused ridging of floor boards in all rooms at all levels which have timber floors (the classrooms generally). All timber floors will need to be replaced in their entirety as part of any refurbishment.
Existing steelwork and concrete flooring appeared intact and could be rehabilitated with careful remedial works but would be serviceable to carry new flooring or partitions. All steelwork will need to be wire brushed, painted with an appropriate rust inhibiting paint and fire protected as part of any refurbishment.
Water ingress from the roof and windows is unchecked and is causing severe deterioration to internal and external fabric. External stone walling is saturated and displays signs of salt migration from mortar and stonework. The building will need to dry out over an extended period of time to allow the masonry and wall core to return to an appropriate level of wetting/drying cycle and to help control moisture movement using the mass and thickness of the masonry.
Extract 1 - Archive Plan of Foundations
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 23 of 23
Extract 2 – Detail from Foundation Plan with note suggested phased build
The main sign of structural movement in the external stonework is on the east elevation where a full- height crack extends from ground to roof across windows, and appears to follow the junction between the original phase foundations and the newer foundation (as shown on the archive foundation plan), which suggests some differential settlement between two periods of building construction. This could be stitched and repaired as part of any future repair works. There is little or no sign of other areas of settlement or subsidence and the existing foundations do not cause structural concern at this time. It would be prudent to investigate the existing foundations below the main crack.
Other signs of structural failure in masonry appear to be largely confined to cracked outer lintels which may be linked to corroded internal steel lintels, and all can be dowel repaired using a standard stone lintel repair detail.
4.0 Conclusions:
In conclusion, the building is in very poor condition due to unchecked water ingress and requires major repairs in all areas of the structure with all timberwork and plaster finishes requiring full replacement. The existing steelwork, concrete floors and masonry walls could be re-used as part of a refurbishment and used as loadbearing elements but will also need remedial works carried out to them to rehabilitate them.
There does not appear to be issues with the foundations apart from one area on the east elevation at the junction between different phases of the building. This should be investigated further as part of any future work aiming to rehabilitate the structure.
3.3 APPENDIX – Cuthbertson Preservation (Scotland) Ltd report, dated 11th February 2020
3.4 APPENDIX – NBM Construction Cost Consultants Cost Plan, dated 4th March 2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
nbm
CONSTRUCTION COST CONSULTANTS 9 WOODSIDE CRESCENT
GLASGOW G3 7UL
TEL: 0141 333 1836 FAX: 0141 332 6917 E-MAIL: glas@nbm.bz
04 MARCH 2020
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
INDEX
DOCUMENT TRANSMITTAL
Revision
Date
Prepared by
Authorised by
Iinital
04/03/2020
CP
BMH
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
A) FEASIBILITY COST - WORKS BREAKDOWN
Sub Total
£
£
Immediate / Urgent
2,217,634 Excluded Excluded Excluded
2,217,634 Excluded Excluded
2,217,634
£
£
£
Necessary / Desirable
1,395,105 Excluded Excluded Excluded
1,395,105 Excluded Excluded
1,395,105
Total £
NOTES
The foregoing costs exclude:
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
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SIR JOHN MAXWELL SCHOOL TRUST
B) FEASIBILITY COST - PROJECT SUMMARY
£ 1,679,634 Preliminaries 20% £ 336,000
Sub total £ 2,015,634 Risk 10% £ 202,000
TOTAL £ 2,217,634
Immediate / Urgent
Necessary / Desirable
£ 55,842 £ 730,152 £ 82,500
£ 133,166 £ 54,445
£ 1,056,105 £ 212,000
£ 1,268,105 £ 127,000
£ 1,395,105
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
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SIR JOHN MAXWELL SCHOOL TRUST
2.3 ROOF
Immediate / Urgent
£ 7,500.00 £ 36,725.00
£ 100,000.00 £ 22,035.00
£ 2,800.00
£ 1,365.00 £ 2,275.00 £ 455.00 £ 700.00
£ 161,590.00
£ 146,900.00 £ 168,000.00 £ 3,500.00
£ 14,175.00 £ 23,625.00 £ 12,000.00 £ 4,725.00
Necessary / Desirable
a b c
d e
f g h i j
k l m
n o p q
r
s t
u v
w x
Main Roof, Girls Entrance & Boys Entrance roofs
removal of all vegetation growth removal of all roof timber elements
allowance for internal scaffolding to facilitate safe removal of existing structure
take down and remove existing roof slates and dispose off site
take down existing flashings to main roof - assume 5% of total flashings are present on site
carefully takedown and remove existing roof lights (timber and cast iron)
stair rooflights
main hall roof lights
line of rooflights to art room
strip out existing guttering
allowance for new timber roof structure (timber
allowance for roof coverings
replacement slate (Spanish slate) replacement flashings & gutter linings replacement gutters
New rooflights
stair rooflights
main hall roof lights individual rooflights
line of rooflights to art room
Chimney repairs
remove existing corroded steel banding and replace
west elevation
allowance for stone repairs - assume minimal stone replacement
west elevation
east elevation allowance for repointing
west elevation east elevation
Central ventilator fleche
allowance for recording existing fleche allowance for replacement of fleche (structure and leadwork)
1 Sum 1469 m2
1 Sum 1469 m2
56 m
21 m2 35 m2 7 m2 28 m
1469 m2
1469 m2 1120 m 28 m
21 m2 35 m2 10 Nr
7 m2
1 Sum
1 Sum 1 Sum
1 Sum 1 Sum
1 Sum 1 Sum
£ 7,500.00 £ 25.00
£100,000.00 £ 15.00
£ 50.00
£ 65.00 £ 65.00 £ 65.00 £ 25.00
£ 110.00
£ 100.00 £ 150.00 £ 125.00
£ 675.00 £ 675.00 £ 1,200.00 £ 675.00
£ 4,000.00
£ 2,000.00 £ 2,000.00
£ 1,750.00 £ 1,750.00
£ 1,500.00 £ 20,000.00
c/f
£ 4,000.00
£ 2,000.00 £ 2,000.00
£ 1,750.00 £ 1,750.00
£ 1,500.00 £ 20,000.00
£ 33,000.00
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£ 708,370.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
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Flat roof to passageway in roof space.
b/f
£ 40.00 £ 65.00 £ 90.00
£ 250.00
10.0%
£ 70.00
£ 10.09 £ 12,500.00
£ 22,500.00 £ 5,000.00 £ 500.00
£ 70.00
£ 10.09 £ 12,500.00
£ 22,500.00
£ 7,500.00 £ 500.00
c/f
£
708,370.00
£ 33,000.00
£ 960.00 £ 8,645.00 £ 2,160.00
£ 6,000.00
£ 50,765.00 £ 5,077.00
£ 55,842.00
£ 18,760.00
£ 4,500.00 £ 12,500.00
£ 22,500.00 £ 5,000.00 £ 7,500.00
£ 29,190.00
£ 7,012.33 £ 12,500.00
£ 22,500.00
£ 7,500.00 £ 12,000.00
£ 161,462.33
for removing roof structure and
for repointing masonry
for new roof structure
for new roof covering - assume
24 m2 133 m2 24 m2
24 m2
Design Contingency
ROOF
£ £
£
708,370.00 70,837.00
779,207.00
2.4 EXTERNAL WALLS
Front elevation (north) to Christian Street
268 m2
446 m2 1 Sum
1 Sum
1 Sum 15 m
417 m2
695 m2 1 Sum
1 Sum
1 Sum 24 m
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£
-
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
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Boys entrance elevation (west).
b/f£-
£ 161,462.33
£ 30,100.00
£ 7,234.30 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 12,500.00
£ 27,230.00
£ 6,548.21 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 11,500.00
£ 1,050.00 £ 4,200.00 £ 3,075.00 £ 9,225.00
£ 1,050.00
£ 7,200.00 £ 1,750.00 £ 750.00
£ 359,874.84
430 m2
717 m2 1 Sum
1 Sum
1 Sum 25 m
389 m2
649 m2 1 Sum
1 Sum
1 Sum 23 m
1 Sum
42 m
42 m 123 m 123 m
21 Nr
90 Nr 14 Nr 3 Nr
£ 70.00
£ 10.09 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 500.00
£ 70.00
£ 10.09 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 500.00
£ 30,000.00
£ 25.00 £ 100.00 £ 25.00 £ 75.00
£ 50.00
£ 80.00 £ 125.00 £ 250.00
c/f
£ 30,000.00
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£ 30,000.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
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b/f
£ 1,700.00 £ 2,500.00 £ 4,500.00 £ 950.00
£ 150.00 £ 7,500.00
10.0%
£ 10,000.00
£ 75,000.00 £ 25,000.00
£ 15.00 £ 20.00
£ 50.00 £ 10.00 £ 15.00 £ 75.00
c/f
£ 30,000.00
£ 359,874.84
£ 153,000.00 £ 35,000.00 £ 13,500.00 £ 30,400.00
£ 49,500.00 £ 22,500.00
£ 663,774.84 £ 66,377.00
£ 730,151.84
a b c d e
f
allowance for new double glazed timber sash and case windows; profiles to match existing
standard windows feature windows curved feature windows
Replace cracked lintels - assume 30 % Replacment of all internal lintel to windows and doors, replaced with concrete - assume 3 nr per opening
External Doors - allownace for new doors and screens to entrances
90 Nr 14 Nr 3 Nr 32 Nr
330 Nr 3 Nr
1 Sum
1 Sum 1 Sum
2532 m2 2532 m2
2532 m2
1 Sum 8888 m2
8888 m2 2222 m2
Design Contingency
EXTERNAL WALLS
£ 30,000.00 £ 3,000.00
£ 33,000.00
£ 10,000.00
£ 75,000.00 £ 25,000.00
£ 37,980.00 £ 50,640.00
£ 126,600.00
Incl
£ 88,880.00
£ 133,320.00 £ 166,650.00
£ 714,070.00
2.5 INTERNAL WALLS
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£ -
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
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b/f £
£ 10,000.00 £ 25,000.00
£ 30,000.00 £ 10,000.00
10.0% £
£ 785,477.00
1 Sum 1 Sum
1 Sum 1 Sum
1 Sum
1 Sum 1 Sum 1 Sum
117 m2
117 m2
29 m
224 m 1 Sum
261 m2 1 Sum
£ 1,500.00 £
£ 10,000.00 £ £ 3,000.00 £ £ 25,000.00 £
£ 75.00
£ 213.68
£ 350.00
£ 125.00 £ 25,000.00 £ 35.00 £ 15,000.00
10.0% £
£ 43,450.00
714,070.00
£ -
£ 10,000.00 £ 25,000.00
£ 30,000.00 £ 10,000.00
£ 75,000.00 £ 7,500.00
£ 82,500.00
£ 714,070.00
71,407.00
1,500.00
10,000.00 3,000.00 25,000.00
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£ 39,500.00
£ 8,775.00
£ 25,000.00
£ 10,150.00
£ 28,000.00 £ 25,000.00 £ 9,135.00 £ 15,000.00
£ 121,060.00 £ 12,106.00
£ 133,166.00
3,950.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
3 STRUCTURAL ENGINEERS REPORT
711 m2 711 m2 711 m2
1 Sum 1 Sum
£ 5.00 £ 15.00 £ 25.00
£ 35,000.00 £ 17,500.00
£ 35,000.00
£ 3,555.00 £ 10,665.00 £ 17,775.00
£ 17,500.00
£ 49,495.00 £ 4,950.00
£ 54,445.00
£ 35,000.00 10.0% £ 3,500.00
£ 38,500.00
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
NOTES (RELATING TO WORKS COSTS)
£ 202,000
The foregoing development cost includes the following abnormal costs: a) Not applicable
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
D) PROFESSIONAL FEES - ALLOWANCE
Architect
Quantity Surveyor Structural Engineer Services Engineer CDM Principal Designer
Planning & Building Warrant Fees £
TOTAL £
Excluded
-
-
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
E) CLIENT'S SPECIFIC SIGNAGE FURNITURE, FITTINGS & EQUIPMENT (FF&E)
Furniture Fittings Equipment Signage
Excluded
-
TOTAL £
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
F) ENCLOSURES
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
G) REVISIONS
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1.0 INTRODUCTION
1.1 General introduction
- 1.2 Consultant Team
- 1.3 Description
- 1.4 Background information and Assessment of Significance
- 1.5 Summary
2.0 CONDITION APPRAISAL 2.1 Scope
- 2.2 Recommendations
- 2.3 Roof
- 2.4 External Walls
- 2.5 Internal areas
2.6 Anciliary buildings and hard landscaped areas
3.0 Appendix
3.1 Indicative Roof Plan
- 3.2 Structural Report – David Narro Associates
- 3.3 Rot Report – Cuthbertson Preservation (Scotland) Ltd
- 3.4 Cost Plan – NBM Construction Cost Consultants Ltd
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 1
1.0 INTRODUCTION
SIR JOHN MAXWELL PRIMARY SCHOOL. PROPERTY ADDRESS: 30 Bengal Street, Glasgow. G43 1NL. (Contains OS data © Crown copyright and database right 2020)
1.1 General introduction
This report covers a condition appraisal of the former Sir John Maxwell primary school based on initial observations on 20th August 2018 to facilitate the compilation of a fee proposal for this condition survey, and a more comprehensive review on 6th December 2019 at which time the condition survey review was carried out by ZM Architecture, David Narro Associates (Structural engineer) and Cuthbertson Preservation (Scotland) Ltd (rot specialist). It should be noted that during the initial approach from the client body, various previous documents generated on the condition of the building were provided. These have been used as a frame of reference to identify if conditions have deteriorated since the original surveys.
The surveys provided and referenced are:
- Sir John Maxwell School : One Stop Shop Feasibility, dated June 2007 (prior to closure of school).
- Structural Report on inspection of Sir John Maxwell School, dated 5th November 2013.
- DSR Condition Report on Sir John Maxwell School, dated 7th November 2013.
ZM Architecture were appointed to carry out the survey work by Mr. R. Marshall, Secretary of Sir John Maxwell School Trust on 18th October 2019. The appraisal is being funded by grants from Glasgow City Heritage Trust and The Architectural Heritage Fund.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 2
1.2 Consultant Team
The consultant team appointed to carry out the condition survey has been led by Nick Blair Bsc (hons) Barch PGDip (Construction Law) RIAS, RIAS Accreditation in Conservation Architecture (Advanced level) and David Millar, Adv Dip BC, HNC BE, MCIAT.
Our appointed design team is as follows:
Structural Engineer - David Narro Associates. Ben Adam - BEng (hons) CEng MICE MIStructE CARE Conservation Accredited Engineer.
Cost consultant – NBM Construction Cost Consultants Ltd. Bryan Houston – MRICS.
Rot consultant - Cuthbertson Preservation (Scotland) Ltd. Rory Cuthbertson – ARIBA Barch P.President Scot.M.Wrights
1.3 Description
The former primary school building sits within an enclosed perimeter bounded by Christian Street (N), Bengal Street (S), Pollokshaws Burgh Hall (W) and a two storey residential terrace to the east. An overgrown playing field sits further to the south, just before the banks of the White Cart Water. The building is in close proximity to the boundaries of Pollok Park Conservation Area and Newlands Conservation Area but is not contained within either conservation Area.
The building is three storeys, each being very generous in height as was common of the building typology. The classrooms and associated staff areas are all set around the building perimeter and accessed from a prominent double volume entrance foyer (formerly classed as a Drill Hall) with a perimeter access balcony to the first floor level. Whilst access to the building was gained directly from the foyer, it should be noted that this area was not originally accessed directly from the outside space. The external walls are formed entirely from a red sandstone and benefits from well proportioned elevations with richly carved areas, typically to entrance areas. The roof is broken into distinct areas, each serving a wing of classrooms below or prominent space and as such the roof profiles rise and fall several times over the elevational rhythm. The roof supports glazing of varying types, either being patent glazed areas serving large halls below or functional rooflights to give daylight to within the roofspace for maintenance and access onto the roof plane. All roof areas are covered in natural slate and it is likely that this is the original roofing material with the exception of small areas of repair noted. The perimeter of the external walls generally rise above the roof plane and terminates as a parapet. All roof plane intersections terminate in tapered gutters. Hips and ridges are currently in zinc.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 3
It should be noted that almost without exception, the leadwork which would previously have formed the gutter areas has either been replaced in felt (deliberately during the school’s occupation) or were formed in lead, now lost to metal thieves. Indeed, any metal of value to the roof has predominantly been removed, including cast iron skylights, and as such, the roof now has no real degree of waterproofing to these areas. Whilst much of the roof slating remains and is therefore to a large degree water repellant, the unprotected gutters now receive the full volume of surface water with no means of controlling and dispersing its load and the effects of this can clearly be seen internally.
Windows are formed in single glazed timber sash and case (two over two generally except to the central foyer). External doors, where seen, are in timber although fully enclosed by secondary security doors. Internally, walls and ceilings are plastered and support decorative work around beams or to high level ceiling junctions. The internal walls are largely formed in brick (archive data). Floors are either formed in timber, typically to the perimeter of the building at classroom areas, or in beamfill (concrete) to common areas such as stairwells or access corridors.
External areas to the building consist of a perimeter railing, playsheds and a playground. These areas had previously been overgrown with Buddleia Davidii and other invasive species, however these have recently been cleared.
1.4 Background information and assessment of significance
The building is significant in terms of its local prominence and scale which is arguably matched only by the adjoining Pollokshaws Burgh Hall building, both of which sit within a largely residential area. Being in the heart of a long-established community, the building is highly regarded locally and further afield. It is noteworthy that the building is not a listed building, which is perhaps surprising given its link to Sir John Maxwell and its clearly distinctive architecture. Notwithstanding this, its crucial role in the greater streetscape cannot be underestimated.
The lack of protection that a listed building status would naturally provide has meant that the clearly dilapidated condition of the building has merited inclusion in the Buildings at Risk Register for Scotland, as follows:
General Details and Location
Category: AT RISK
Name of Building: Sir John Maxwell School
Address: 30 Bengal Street, Pollokshaws, Glasgow. G43 1RH
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 4
Reference No: 5518 Listing Category: Unlisted
Description
T-plan school with central hall. Three storeys over basement, red sandstone ashlar construction with slated roofs. Areas of stone carvings and inscriptions, beautifully executed. Separate entrances for girls and boys with carved decorations. Double height central hall with gallery, decorative plaster ceilings decorative cast iron inset panels to gallery and landings with carved wooden newels. Red sandstone boundary wall with railings.
Built to replace the original industrial school which had been gifted to the people of Pollokshaws by local landowner and industrialist Sir John Stirling Maxwell of Pollok estate in 1854. Sited alongside RR Anderson's Burgh Hall.
The early 20th century political activist, John McLean, is understood to have taught evening courses on economics and industrial history at the school from 1908-1915 (Smart). Building Dates: Dated 1907
Architects: John Hamilton for Eastwood School Board
Development History
December 2012: Nominated for the Register by Glasgow Building Preservation Trust. Closed as a school in Summer 2011. Whilst currently unlisted, it has been nominated to Historic Scotland as a potentially listable. For Investigation.
18 June 2013: External inspection finds a fine building in a generally poor condition, largely due to the activity of metal thieves. There are extensive areas of dampness to the rear and side elevations and substantial plant growths can be found in wallhead gutters. Otherwise, this robust building survives remarkably well.
20 August 2018: The Evening Times reports that following a petition Glasgow City Council has agreed to work with community leaders to try and find a new use for the building.
Previous studies of the building have been made available for comparison with current conditions, as noted in section 1.1. The first document, dated 2007, relates to a feasibility study for the use of the building after the closure of the school which was at that time occupied and furnished. In terms of the conditions noted within the feasibility study, it was clear that the building was noticeably suffering to a minor degree from rot as noted by fruiting bodies from a dry rot outbreak. Clearly, the path of decay and water ingress had commenced before the school closure.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 5
Of particular note was the condition survey and structural condition survey of November 2013, carried out by DRS Housing & Regeneration Services. These useful documents show, both through written observations and recorded images, that the condition of the building was at that time of great concern. Whilst only six years had passed from the previous study and two years from the schools closure, the progression of decay was remarkable.
This report will reiterate many of the observations made previously as the defects identified have not as yet been addressed, however it should be noted that the condition of the building has declined further in the intervening seven years since the DRS Housing & Regeneration Services surveys.
1.5 Summary
The building presents two distinct aspects in terms of perceived condition. Externally, to the common observer, the condition of windows, doors and stonework, being the primary view show that the building appears to be in reasonable condition but with some signs of neglect. Even a cursory view of the roof from distance viewing shows minimal defects. This is of course belies the true condition when viewed at close range, either from ground level or as viewed in detail from above.
Secondly, the internal condition is never seen other than through consent from the Local Authority. It is only when reviewed internally that the true extent of the dilapidated condition becomes painfully apparent. Years of neglect in routine maintenance, coupled with a clear programme of metal theft and internal vandalism has rendered the building in a chronic state of decay, with no identifiable area of the internal fabric untouched by this progressive decline.
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2.0 CONDITION APPRAISAL
2.1 Scope
The scope of the survey is limited to external elevations viewed from ground level aided by close inspection by binoculars and zoom cameras. Additionally, a high level external review was carried out using a drone equipped with a camera, carried out by DroneXscape Media on behalf of ZM Architecture Ltd. Internal access was granted by City Property (Glasgow City Council), however the review was limited to areas which were deemed sufficiently safe for access, typically where the underlying floor structure was concrete (beamfill). Areas containing timber floors were not accessed due to the perceived instability of the floor structure as noted in the previous condition surveys and observations made during the survey by the Structural engineer and Rot surveyor. The inner (hidden) roof planes and all areas behind parapet gutters could not be reviewed from ground level, however the drone survey was invaluable in recording a general overview of the external roof condition. The internal roof structure could not be reviewed directly due to safe access restrictions and any commentary within this report, whilst speculative in nature, is based on likely outcomes from the deleterious effect of the external roof condition and previous professional experiences of similar circumstances. It should be noted that the survey work was non-intrusive in nature.
The date of the inspections were as follows:-
20th August 2018. (am): Weather conditions: dry. Initial scoping meeting to aid in development of fee proposal. 6th December 2019 (am): Weather conditions: wet and overcast.
The survey endeavours to identify the condition of the building as a whole, however it must be understood that certain elements of the building remained unseen due to restricted or unsafe access, and as such failings of the building fabric may exist out with those documented below. Every effort has been made to capture the critical failings of the building at hand. Archive drawn information, kindly supplied by the client body, was used to assist in the preparation of cost measurement purposes and for the comparative structural assessment of the construction materials, load paths and construction sequence relative to defects noted on site to determine likely causes of failure.
This report is structured in relation to the main elements of the building fabric set out in a systematic fashion from roof level downwards.
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2.2 Recommendations
The appraisal encompasses the external fabric as viewed from ground level, limited review of the internal fabric (due to identified areas which were unsafe to access) and sets out a recommended scope of Immediate, Urgent, Necessary and Desirable repair works. It should be noted however that the condition of the building is such that the predominant nature of need will be demonstrated to fall into the Immediate / Urgent categories.
The tabulated recommended scope of works are divided into four possible categories in line with BS 7913:2013 – Guide to the Conservation of Historic Buildings.
Immediate: Work that should commence without delay for public safety or health and safety reasons, to prevent imminent damage or to arrest rapid deterioration. This can include immediate further investigation.
Urgent: Work that should be carried out within weeks or months, and within 18 months at the most. Failure to do so would be likely to result in significant further damage or deterioration or increased cost.
Necessary: Work which are required to put the building into a state of good repair and to maintain its value and usefulness. Generally, work should be carried out within a five-year period from the date of this report or before the work becomes urgent.
Desirable: Work that are desirable, if not strictly necessary, that may be concerned with achieving an appropriate standard of repair. Works may improve function or performance, or enhance architectural or aesthetic qualities. This category also includes works concerned with the restoration of the original appearance of the building.
The listed categories of work should be considered as part of a programme of repair as and when funds are available. This may lead to a phased programme of works. However, best cost efficiency, in terms of contractor prelim costs and in particular scaffolding, will be achieved through maximizing works that can be done in one contract, therefore it may the case that certain necessary or desirable works are considered in tandem with other immediate / urgent works. It is recognised however that due to the severity of the internal decay of timber elements that any works to the building may have to follow a pathway of enabling works, i.e. stabilization of the building to facilitate removal and treatment of areas of decay prior to a secondary package of works to recreate a dry envelope and finally allow the appropriate fit out works to return the building to some form of use as identified in future studies.
The scope of recommendations has been primarily listed to enable the calculation of a feasibility cost plan. It is not intended for, and must not be used as, the basis for actual works. Any detailed repair proposals and specifications for the property must be prepared separately by the clients appointed design team or professional advisor.
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2.3 Roof - General condition photographs
Note: all photographs in this and the following pages have been supplied to the client in full resolution for further review and record purposes.
Overview of roof layout from above. Each roof area concentrates on a function below, i.e. classrooms, upper hall, stair core etc.
Main roof with central ventilation fleche at ridge line, looking along parapet gutter and also showing remaining roof areas.
Stepped gutter behind parapet lined in a roofing felt, probably pre- dating building vacancy. Zinc hip flashing missing. Various slate defects.
East facing roof complex. Note the significant growth of Buddleja Davidii within the roof areas. Missing rooflights noted.
Plant growth is undoubtably penetrating the roof structure. As long as water is present internally, growth and spread will continue.
Where roof areas terminate at an eaves condition as opposed to a parapet condition, gutters are frequently lost.
Slating remains competent to some roof planes, however loss of vital flashings will allow water ingress.
View of rooflights from above. Broken sections allow direct avian infestation. Note extent of slates in gutter – stripped to remove lead.
Closer view. Multiple points of entry for roosting pigeons. Any salvageable material has been removed. Water free to penetrate fabric.
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2.3 Roof - General condition photographs
Lightwell over stair core. Missing flashings and gutters, direct holes in roof structure to below. Numerous slates in gutters.
Timber boarding of gutter clearly seen – no resistance to water penetration. Roof holed in multiple locations.
Stepped gutter to side parapet lined in a roofing felt, lead cover flashings removed in part. Large open joints in stone to parapet.
Stepped gutter to perimeter parapet and to internal roof valley. Metal theft to all areas, however poor salvage value metal still remains.
Attempt at removal of lead dome to fleche. This lead is more securely locked, and difficult access from ridge may have prevented full loss.
Base of fleche however has been fully stripped of lead. Parapet gutter outlet blocked with vegetation.
Typical services access onto roof area – not secured. Gutter flashings removed. Vegetation at high level.
Boys entrance roof. Some flashing removal but generally heavily blocked with vegetation.
Girls entrance roof. Similarly blocked, however to greater extent.
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2.3 Roof - General condition photographs
General view from ridge line (next to fleche) looking back to Christian Street. Condition of slating and especially flashings loss has made the roof permeable to the internal fabric below.
Typical condition of large rooflights to upper hall below. Full removal of lead allowing timber sarking to be exposed.
Internal view of Upper Hall. All areas saturated, including floor level which has now capped and retains water. Timber areas exhibit fruiting bodies of rot.
Another example of timber condition below broken or removed glazing above. Fully containing timber decay to chronic level.
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2.3
Roof
Element of Structure
Item R1
Description of Element
Condition of Element
Recommended Works
Priority Immediate
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Rot works.
Timber elements which could be seen from a limited review were in chronic condition due to continuous water penetration, wet and dry rot outbreaks and contamination by avian guano. Safe access could only be gained from areas which were of a concrete (beamfill) nature, typically to the stair core. All other areas were deemed unsafe for access. A detailed description is given in the Structural Engineers report and the Rot Consultants report – see Appendix 3.2 and 3.3.
The general condition found were too numerous to identify in specific locations. The conditions can be regarded as being throughout all areas of the building which contain timberwork as it was rare to see any internal finishes which were not saturated or contained obvious rot outbreaks. Finishes to underlying timbers were frequently displaced and lay on the levels below. Entire ceiling areas were noted to have fallen. Floors were visually capped, with high and low ridges evident throughout. It was not safe to directly access timber areas, especially to the roof area, however loss of materials allowed some review, which was similarly chronic.
It would be normal to identify areas of deficiency to allow recommendations for repair to such areas. The condition of the timber fabric in the Sir John Maxwell School however can be assumed to be beyond sensible financial repair. This should be presumed for all elements, e.g. floors, wall linings, partitions and roof structure. As such, the full replacement of all timber elements is advocated and a programme of sterilisation of masonry / irrigation / treatments implemented before considering re-introducing any new construction materials to the building fabric.
It should be noted that the process of removals and re-construction would require careful planning and implementation as the structure is in such poor condition. Removals to one area may discharge loadings elsewhere and cause uncontrolled collapse, therefore a scheme of internal scaffold support carefully working around the existing structure (all the way to roof levels) to provide safe working areas will be required.
2.3
Roof
Element of Structure
Item R2
Description of Element
Condition of Element
Recommended Works
Priority Immediate
R3
Flashings to main roof.
It is presumed that flashings were generally in lead, however a prolonged programme of metal theft has left very limited areas (less than 5% of the original flashing areas) with flashings intact.
Poor alignment of slates in part. Review of all areas of the roof were by
The lack of roof flashings has been the primary cause of all issued in the building. Whilst it was noted in the report of 2007 that dry rot was present in minimal areas within classrooms and other areas, this would have been fully reversible at that time if treatments had been affected and roof flashings remained in place. Clearly, this was not the case.
Immediate
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Slate roof covering: main roof pitches.
The slates are pitched to all elevations. The slates are traditionally laid in moderately random widths and diminishing courses. Slate origin is variable, suggesting intermittent repairs over a prolonged maintenance period.
The slaterwork is generally poor throughout, although it should be noted that this is location dependant. Where slates had been located in close proximity to flashings, they are generally removed from position and left to gather at the foot of the roof slope. Further up each roof pitch, the slating is more commonly intact. Had it not been for the loss of flashings, the roof may have been classed as “fair”.
Due to the long term water ingress issues, not only from metal theft but also from possible lack of maintenance to some gutter areas which have been clearly replaced in felt membranes, the roof structure as a whole can be regarded as being incapable of remaining in its current form. Discussion with the rot surveyor suggests that it is unlikely that it will be financially viable for the timber roof structure to be left in place and that a new roof structure, perhaps re- configured to better serve the final use, would be more appropriate. On that basis, the new roof would have to be fully slated (or as otherwise consented by the Local Authority) therefore the opportunity should be taken to replace in good quality new slates for maximum lifespan.
A higher degree of flashings remain to ridges and hips, perhaps 80% remaining. This is due to the flashing being in zinc, which is a low priority material for metal thieves due to its limited financial return.
Where flashings have been removed, the underlying timber is exposed and will not resist water penetration.
Where flashings have previously been replaced in roofing felt, the material appears fractured in multiple areas due to lack of maintenance, UV degradation and vegetation growths.
As part of any re-construction works, flashings will naturally have to be installed. Modern materials are available which present little or no scrap value, however they will not have the longevity of lead. Should a more modern intervention in the roofspace be implemented, flashings should be appropriate to such a design.
Slating to the ridge area was commonly deficient, but to a minor degree – this is common as it is most affected by wind uplift. Individual defects noted (where the slating remains generally intact) include:
Cracked slates – partial loss of slate either through impact damage or naturally occurring flaw in slate.
Slipped slate – failure of nail fixing or enlargement of hole allowing slate to disengage with fixing.
Missing slates – slates which have previously fallen from position and have not been replaced or re-fixed – minimal.
drone survey and as such have been taken from moderate distance, therefore no commentary on any remaining section of flashings can be posed.
2.3
Roof
Element of Structure
Item R4
Description of Element
Condition of Element
Recommended Works
Priority Necessary
R5
Chimney to east elevation.
Tall stone chimney approximately 4.5m in height from eaves level, being a mirror image of the chimney serving the west elevation at the entrance. It served the former Headmistress Room / female teachers room adjacent to the girls entrance door.
The chimney appears competent however some mortar joints were partially or fully open.
As in item R4, stone and pointing works are requires as part of a larger scheme of works.
Necessary
R6
Central ventilator fleche to ridge line.
The current ventilator fleche sits central to the ridge line facing the playing fields. Safe access below to review whether it was active could not be gained.
The fleche is fully in place, however the lead at the base has been removed. An attempt to remove the upper area was unsuccessful, however the lead is now partially folded back from its intended line. The underlying timber has been exposed to the elements therefore a degree of timber decay is likely.
The fleche is a strong architectural feature of what would otherwise be a large imposing plain roof line. Its function is now largely irrelevant, however consideration to recording and replacing the fleche, if for nothing more than aesthetic interest, should be considered as part of any roof replacement works.
Necessary / Desirable
R7
Flat roof to passageway in roof space.
This construction was as originally designed and was a functional means of gaining access to the internal roof valley areas for maintenance and inspection. Currently with felt roofing but possibly originally in lead. The wall surfaces are a mix of timber cladding and glazed brickwork.
The felt is considerably cracked in places and is life expired. Vegetation growths penetrate the roof covering, especially the well-developed Buddleia Davidii (pictured). The timber cladding and doorway are decayed. The pointing to the glazed brickwork appears poor, albeit from distance viewing.
If the roof structure were to be replaced, the form of these access areas would need to be reviewed as to whether they are still required. If so, a programme of re-pointing masonry, replacing timberworks (including the roof structure) and the roof finish should be considered.
Necessary
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Chimneys to west elevation.
Tall stone chimney approximately 4.5m in height from eaves level. One serving boiler room at ground level, one serving the former Headmasters Room / Male teachers room adjacent to the boys entrance door.
Whilst the stonework is in generally reasonable condition throughout, it was noted that the stack serving the boiler room as steel banding at higher levels. This may have been as a result of some previous movement, although this could not be verified from drone survey information. The steel was corroded in part. The second chimney appears competent however some mortar joints were partially or fully open.
As part of a greater stabilization package of works and in connection with any other works to the elevations, the chimneys should be assessed further. As a minimum, the need for the steel banding should be addressed to remove this element and a programme of any necessary stone repairs and re-pointing instigated.
2.3
Roof
Element of Structure
Item R8
Description of Element
Condition of Element
Recommended Works
Priority
R9
Gutters.
Very few areas have attached gutters as the predominant position was to have lead lined gutters behind parapet walls. Two areas existing – to the north east and north west portion of elevation. The north east section is missing completely. The north west remains in place.
The north west section contains what appears to be a non-original aluminium ogee section fixed to rafter brackets. The gutter is substantially out of alignment and is likely not suitable for collecting surface water.
It is unlikely that any guttering can be salvaged. It is important however to record its profile for possible replacement on a like for like basis, subject to a surface water capacity calculation being carried out.
Urgent
R10
Single storey roof area over Headmaster / Headmistress rooms.
Similar to the description in items R2 & R3, the low level roofs are of traditional construction.
The condition of the slating of the roof areas is poor generally. The flashings are partially obscured by vegetation growths therefore no further commentary can be given. It should be noted however that the masonry / roof to the girls entrance / Headmistress Room requires a degree of re-build, and therefore in line with this and also the statements in item R1, it would be reasonable to assume the complete re- construction of these roof areas, inclusive of flashings.
After any future repair works to the buildings, the low level roof areas and their flashings will remain at risk of theft from metal thieves. It may be possible to involve more modern, less valuable flashings in these areas as a safeguard from theft.
Urgent
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Rooflights
Range of rooflights. Timber traditional patent glazed rooflight to upper hall, art room and cookery room (as original designation). Patent glazed roof light over the boys and girls stair core. Apertures within further area previously housed smaller cast iron rooflights which most likely served the roof space as opposed to providing natural daylighting to the classroom spaces below.
Timber rooflights show extensive decay, many of which have broken glass, further allowing decay to develop through saturation. The cast iron rooflights are almost all removed due to metal thieves. All areas are currently allowing direct water ingress, but as importantly they are allowing direct access for avian infestation.
If the roof is replaced in full, these elements would have to be replaced as it is not likely that any materials could be salvaged. Modern replacements are available, however this would be dependent on the final form of the roof.
Urgent / Necessary
Minimal guttering remains within the internal roof planes, however these have been replaced in aluminium (presumed).
Non-original gutters within the inner body of the roof planes are in poor order.
2.3 External Walls - General condition photographs
Note: all photographs in this and the following pages have been supplied to the client in full resolution for further review and record purposes.
General view of north elevation to Christian Street. Note, missing windows, saturated walls and security to windows.
Central entrance area to north elevation. Heavy salt staining to walls due to chronic water ingress.
LHS of north elevation (August 2018). During summer months, salt staining is highest.
North / west elevations. High degree of saturation to stonework.
East elevation. Again, high degree of saturation.
South elevation. Similar saturation to stone.
Parapet walls frequently have open joints. Joints in wall surface contain highest degree of open joints generally.
Movement in stone from cill to lintel. Crack follows through lintel. Salt staining to walls. Moss / algae to some elements.
Further cracking to elevation.
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2.4 External Walls - General condition photographs
Saturated wall surfaces, partially from downpipe but mostly due to failed flashings.
Downpipe has split in several locations and has saturated wall surfaces. Open joints noted.
East entrance (Girls). Considerable movement to stonework. Lintel split at mid-point. Certain re-construction required (salvaged materials).
Cracking / movement noted to this elevation (east), both at the internal corner and to the main wall field.
Crack from cill to lintel. Possible previous fill material (white) now fallen from position – possible progression.
Continuation of crack, sheared through lintel at bearing point.
Further cracking. Surrounding stone generally competent.
Saturation of masonry due to failed downpipe.
Copes at high level lacking pointing (clear gaps). This exacerbates water ingress at high level. Downpipes saturating wall.
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2.4
External Walls Element of Structure
Item E1
Description of Element
Condition of Element
Recommended Works
Priority
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External wall: front elevation (north) to Christian Street.
Plain ashlar to the predominant field of the elevation above ground level. Rebated joints to ashlar on the ground level above basecourse. Basecourse at ground level formed in regularised moulded rock face blocks. Main elevation embellished with projecting string courses, cills, corbels and pediments. Archive information and limited internal review identify that the inner wall surface is brickwork – the stone frontage is likely a “skin”. Roof termination behind raised parapet and cope. Central projecting inscription stating “Sir John Maxwell School”. Pointing appears to be predominantly in original lime mortar however some re-pointing has occurred.
The stonework is in good condition generally, with few areas of erosion noted. Pointing is frequently poor to fair, with numerous open joints or slightly open joints – this will allow penetrating water into the wall core.
The elevation is heavily coated in efflorescence (natural salts / minerals within the stone which migrate to the surface due to the chronic saturation of the stonework from roof failures and open joints) and also heavy moss / algae growth to projecting surfaces, both of which were most notable in the site review of August 2018 (summer) as opposed to December 2019 (winter), meaning a likely seasonal increase in their effects. Reflection on the photographs within the 2007 report show minimal moisture and greening to the stonework. This has clearly been an effect of the loss of roof flashings in the main. Cracked stonework evident (refer to structural report in Appendix 3.2).
The actual scope of works cannot be determined from distance viewing – MEWP (cherry picker) access would be preferred to allow close inspection. The following has been based on visual observations only from ground level, and as such additional works not yet seen may be required.
Remove all loose / friable lime mortar pointing. If lime pointing is sound, consider leaving in place, however if surrounding failed pointing leaves only small area of sound pointing, remove. The area of replacement pointing cannot be fully determined, however it may approach 30- 40% with a greater percentage of pointing required at highest level where water saturation has been highest.
Dry brush efflorescence regularly during any works – do not wash as this will dissolve salts and migrate back into stone. Apply neutral PH de-greener to stone. Brush off any bound moss.
Assess any stones which are cracked or through close investigation show some erosion. The final works package to be based on close inspection, however until such time as an inspection can determine otherwise, replace cracked lintels (it may be possible to leave in place and carry out a structural “stitch”).
Remove any redundant fixings or other corroding fixings and fill hoes with mortar or stone plugs. This should also include where downpipe fixings have damaged stonework. Consider repair of lost edges to any damaged projecting cornice to maximise protection from rainfall to areas below.
Necessary
2.4
External Walls Element of Structure
Item E2
Description of Element
Condition of Element
Recommended Works
Priority Necessary
E3
External wall: Boys entrance elevation (west).
Very similar detailing to that described in items E1/E2, however there is an addition of two large chimney stacks and a single storey projecting entrance (marked “Boys”). The largest of the chimney stacks serves the boiler room.
Conditions are broadly similar to the remaining elevations, including cracking to stonework. Refer to the structural report in Appendix 3.2.
For condition of chimneys, refer to item R4.
All recommendations should be as items E1/E2 as similar deficiencies exist.
Necessary
E4
External wall: Girls entrance elevation (east).
Identical detailing to that described in items E3, however there is only one large chimney stack and a single storey projecting entrance (marked “Girls” and “Infants”).
Conditions are broadly similar to the remaining elevations, including cracking to stonework. For condition of chimneys, refer to item R5. The main exception however is the condition of the stonework to the single storey entrance and the cracking to the recessed elevation which is to a much higher degree than item E3.
Refer to the structural report in Appendix 3.2.
All recommendations should be as items E1/E2 as similar deficiencies exist.
Necessary Urgent
E5
External downpipes and hoppers.
External downpipes are confined to the east and west elevations, and in both cases there are 2Nr downpipes. Hoppers are either in place or have been removed as part of a repair. Pipes are generally cast iron.
Pipes are of variable quality, with corrosion being identified frequently. On occasion, the pipes have completely split and are cascading water directly to the wall surface.
Remove and replace all sections in new cast iron to a diameter sufficient to carry the loadings imposed on it.
Necessary
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External wall: rear elevation (south) facing playing fields.
Very similar detailing to that described in item E1, however in addition to that commentary, this elevation is more embellished and was clearly the prime elevation, despite not facing the public road.
Conditions are very similar as those found in item E1, however it is noted that the elevation does not suffer from the same intensity of efflorescence, likely due to its southerly exposure (therefore quicker to dry after saturation). The exception to this is to right of centre on the central bay, most likely due to the presence of an internal rain water pipe embedded within the wall surface (archive information) which is likely blocked and migrating a surcharge of water into the stonework. The elevation does exhibit as higher degree of structural cracking, typically vertically over multiple levels – refer to structural report in Appendix 3.2). Note, the condition of the stonework in terms of its current deficiencies will likely deteriorate further in line with continued deterioration of the internal timber structure.
All recommendations should be as item E1 as similar deficiencies exist.
The detailing of the end bays are similar to that of the front elevation, however the elevation is more expansive due to the plan form. The windows are set to a rigorous rhythm to maintain a regular class size and natural daylighting. The central section projects from the main wall field and projects higher above the flanking parapets. Similar to the front elevation, it is inscribed as “Sir John Maxwell School” but additionally has a high-level inscription stating “Eastwood Parish School Board”.
The structural rectifications, not only of cracked or open stonework but also of internal cracking or foundation issues should be as identified by the structural report and / or further exploratory works when access is available.
Urgent
The single storey structure at the girls entrance will most likely require to be removed to a degree and re-built to halt current movement.
2.4
External Walls Element of Structure
Item E6
Description of Element
Condition of Element
Recommended Works
Priority
E7
Windows
Generally original timber sash and case, single glazed.
Very poor throughout. Many areas boarded for security. Those areas remaining exposed show multiple broken panes. Timber generally showing decay.
As part of any future package of works, replace all windows, preferably in general profiles to match existing. Double glazed timber sash and case windows are available.
Necessary
E8
External doors
None present at time of review – security doors in place.
-
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Internal downpipes.
Archive information identifies that the roof drainage from parapet conditions are discharged into rain water downpipes which are encased in the internal or external walls. This was a common feature to minimise the need for external downpipes.
The internal pipes could not be assessed due to the access restrictions and safety issues. External evidence of high water saturation of external walls (see item E2) was noted.
All pipes require to be replaced, possibly in PVC or aluminium. The encapsulation of downpipes internally is a risk element due to failures in the pipes or unions. Should any building repair works proceed, careful consideration of how the pipes are accessed for regular review or clearance should be given.
Necessary / Desirable
2.5 Internal Areas - General condition photographs
Entrance hall (former “Drill Hall”). Considerable materials from above on floor levels. Adjoining rooms show Access balconies in place, however finishes regularly falling. Walls are saturated. collapse of ceilings above and partial collapse of floors to solum below.
Typical classroom. Capped flooring and ceiling material on floor. Walls and floor saturated. Typical stairwell. Heavy pigeon guano and plaster from ceiling above on stairs.
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2.5 Internal Areas - General condition photographs
Stairwell walls saturated from failure in roofing / gutter above. Timber window decay has allowed window to fall inwards. General plaster and detritus on floor from levels above.
Large hall to top floor. Floor severely capped due to water ingress. Surface water from roof ponding on floor. Ceiling finish dropped from position. Timber lath predominantly left in place however rot tendrils endemic. Heavy greening of walls – saturated.
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2.5
Internal Areas Element of Structure
Item Int 1
Description of Element
Condition of Element
Recommended Works
Priority Immediate
Int2
Wall finishes.
Two conditions generally – 1) plaster applied directly to masonry walls, and 2) plaster applied to timber lath.
Chronic throughout. All finishes are saturated, contain moss / algae / vegetation fruiting bodies from rot or have already fallen from position.
All finishes to be removed. Masonry walls to be irrigated and sterilised by a rot contractor before re-finishing.
Immediate / Urgent
Int3
Stair core and access balconies.
Beamfill concrete construction to floors and stone stairs.
In place but strewn with detritus / pigeon guano.
Possible salvage of these areas depending on detailed structural survey after removal of all deleterious materials.
Depending on further survey if works proceed.
Int4
Asbestos containing materials (ACM)
Whilst an asbestos register was not available for review, it is understood that asbestos has been identified within the building in several locations. The asbestos register is likely retained by GCC.
Asbestos is hazardous to health. Warning labels in place. No assessment of condition carried out (specialist).
As part of any demolition or strip-out package or works, asbestos must be identified and the appropriate removal measures (by a licenced contractor) taken before any general works can proceed.
IMMEDIATE
Int5
Avian guano (predominantly pigeon)
Generally to all areas where pigeons can roost or perch above.
Pigeon guano is hazardous to health as it contains many harmful bacteria / spores.
Removal of this material will be required (by a licenced contractor) before any general works can proceed.
IMMEDIATE
General
All internal finishes to all areas are beyond salvage and as such a programme of full removal is required, taking into account the comments in items Int4 and Int5.
Timber floors / ceilings.
Set generally to the perimeter of the building, the floors are predominantly of timber construction with timber flooring and lath and plaster ceilings. Timber elements which could be seen from a limited review were in chronic condition due to continuous water penetration, wet and dry rot outbreaks and contamination by avian guano. A detailed description is given in the Structural Engineers report and the Rot Consultants report – see Appendix 3.2 and 3.3.
The general condition found were too numerous to identify in specific locations. The conditions can be regarded as being throughout all floor areas of the building as it was rare to see any internal finishes which were not saturated or contained obvious rot outbreaks. Entire ceiling areas were noted to have fallen. Floors were visually capped, with high and low ridges evident throughout. It was not safe to directly access timber areas, however loss of ceilings allowed some review, which was similarly chronic.
It would be normal to identify areas of deficiency to allow recommendations for repair to such areas. The condition of the timber fabric in the Sir John Maxwell School however can be assumed to be beyond sensible financial repair. As such, the full replacement of all timber elements is advocated and a programme of sterilisation of masonry / irrigation / treatments implemented before considering re- introducing any new construction materials to the building fabric.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 23
It should be noted that the process of removals and re-construction would require careful planning and implementation as the structure is in such poor condition. Removals to one area may discharge loadings elsewhere and cause uncontrolled collapse, therefore a scheme of internal scaffold support carefully working around the existing structure (all the way to roof levels) to provide safe working areas will be required.
(IF WORKS PROCEED)
(IF WORKS PROCEED)
2.6 Anciliary buildings and hard landscaped areas - General condition photographs
Boiler room roof – no access afforded during survey
Playshed to west (Boys) – area to RHS was previously external toilet areas, now removed.
Playshed to west (Boys). Intact but some movement to brickwork and stone quoins noted.
Playshed to north (Infants). Intact but some movement to brickwork noted.
External face of Infants playshed. Stonework at high level shows movement.
General view of railings to Christian Street. Intact however generally lacking in paint finish and corrosion evident.
Wall adjoining west playshed. Local movement to all elements.
Stone pier to south west junction of playground.
South walls and railing. Complete collapse.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 24
2.6
Anciliary buildings and hard landscaped areas
Item A1
Element of Structure
Description of Element
Condition of Element
Recommended Works
Priority IMMEDIATE
A2
Playsheds.
Of the three original playsheds and external toilet areas, only two playsheds remain. Generally glazed brick or stone construction with cast columns and concrete beam and roof. Covering to roof likely in bitumen.
Both playsheds show a degree of movement, likely due to underlying ground conditions.
Whilst both are intact, and with some remedial works can be repaired and retained, their purpose and use should be considered first as if they no longer serve any purpose, consideration to their removal or partial removal to a height where they maintain the security of the site should be considered.
Necessary / Desirable
A3
Gate piers, gates,
railings and low level
railing walls and
corner piers. walls.
Stone gate piers are generally complete but some movement was noted. Gates generally corroded and dropped from original position. Corrosion to cast elements noted generally. Lacking paint finish. Partial collapse or movement of elements of walls and copes are frequent. Replacement sections in place but not of an equivalent design or level. General fallen masonry left lying on ground (good for potential salvage and re-build).
ZM ARCHITECTURE
SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 25
Boiler room.
Flank walls in stone. Felt flat roof covering of undetermined material. Stairs down from playground level to boiler room – not accessed during survey.
As no access was afforded, no commentary can be made. It should be noted however that it is common for boiler room areas to have some historic use of asbestos, either in gaskets to pipes or to the coatings of the boiler.
Risk element for future works / survey. Refer to item Int4 in terms of identification and potential removal of asbestos prior to any works.
Stone gate piers are topped with carved copes. Gates and railings, relatively ornate, set into stone cope on glazed brick low level
As part of the strategy for the future building use, consideration should be given to the continued purpose and abilities of the perimeter walls, railings and gates to the playground area. If at all possible, all elements should be retained as the aesthetic value of the materials is very important. General repairs to masonry (including possible groundworks where subsidence may be affecting the ground levels) are required. Treat all cast iron elements for corrosion, repair and re-paint as required. Re-point masonry walls in lime mortar as required.
Necessary
(IF WORKS PROCEED)
A diagrammatic roof plan has been prepared for costing purposes only. This drawing must not be relied upon for any purpose other than the ZM Architecture Condition Survey.
3.1 APPENDIX – Roof Plan
3.2 APPENDIX – Structural report by David Narro Associates, dated 20th January 2020
18.1088
Sir John Maxwell Primary School, Glasgow
SITE VISIT Outcome of 6 December 2019 STRUCTURAL SURVEY
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 2 of 23
Notice
This document and its contents have been prepared and are intended solely for The Sir John Maxwell School Trust’s information and use in relation to the Sir John Maxwell School Structural Survey Report only.
David Narro Associates assumes no responsibility to any other party in respect of or arising out of or in connection with this document and/or its contents.
This report has been prepared by:
Ben W. Adam
BEng (Hons) CEng FICE MIStructE Conservation Accredited Engineer
For David Narro Associates
Document history
Job Number: 18.1088
Document Ref: R0001
Revision
Purpose description
Originated
Checked
Date
Rev 1.0
Issued for Information
BWA
EM
20.01.20
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 3 of 23 1.0 Introduction and Description:
David Narro Associates was appointed by the Sir John Maxwell School Trust through ZM Architecture to inspect the structural condition of the existing building in Christian Street, Glasgow and to offer initial comments on areas of structural degradation, potential repair requirements and what potential there would be for refurbishment.
The building is an example of the traditional Glasgow School Board building by John Hamilton and was completed in 1907 to replace a previous school building on the site. The building is three storeys high over a partial basement and is T-shaped on plan, with classrooms on three storeys around a central upper hall and double-height central entrance hall with cantilevered balcony. For the purposes of this report, the front entrance on Christian Street is considered north facing.
The building is of traditional construction with external walls of red sandstone ashlar construction with slated roofs and a mixture of timber and concrete floors taken by primary steel beams. The double height central hall with gallery had decorative plaster ceilings, decorative cast iron inset panels to gallery and landings with carved wooden newels. There is a red sandstone boundary wall with railings enclosing a relatively flat site.
Observation of the elevations was gained from ground level and the internal stairwell was partially accessible on one side of the building up to the top floor.
No investigations were carried out as to the strength of individual structural members. No site investigation work or inspection undertaken to determine the nature or bearing capacity of the foundations. No specific rot or decay investigation was carried out to determine the condition of any timber or stonework.
Some archive drawings were made available showing the original construction drawings prepared by John Hamilton in 1907 which shows that the building was built in two phases, with the front (north) range constructed first, followed by the remainder of the main hall, stairwells and south range of classrooms. This is significant when considering movement of the building and crack patterns on the east elevation.
The building was inhabited and used as a school until closure in 2011, since when it has been left to degrade and appears to have been the target of vandalism and metal thieves.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 4 of 23 2.0 Photographic Condition Survey:
The following selection of photographs highlights the current condition of the building.
Photo 1 – North-east corner externally – major staining evident through water ingress saturation of masonry and salt migration through the stone. Cracked lintels evident above some windows suggesting potential internal steel lintel expansion.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 5 of 23
Photo 2 – West elevation north corner. Note damp staining down chimney stack and around downpipe. Open joints evident on front lower apron wall.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 6 of 23
Photo 3 – West elevation south end with major staining evident at both high level and low level through water ingress saturation of masonry and salt migration through the stone. The lower staining appears to be worse around the downpipe. The high level water ingress is caused by the hidden parapet gutter failing and allowing water to seep through the wallhead.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 7 of 23
Photo 4 – South elevation which appears to be in reasonable condition generally but suffers from localised water ingress, damp staining and saturation of masonry around string courses and projections. There is some movement to the east of the balcony area which can be seen in Photo 5.
Photo 5 – Detail with crack to right of central outshoot and cracked lintels. Slight bowing of the wall in this location is also evident suggesting a lack of tying or loss of tying at first floor level.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 8 of 23
Photo 6 – East elevation south end with major water ingress, saturation staining of masonry and failed downpipes. The masonry units and mortar appeared intact suggesting good quality stone.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 9 of 23
Photo 7 – East elevation mid section with entrance porch with pediment and pitched roof outshoot. There is major water ingress around the hidden guttering and internally the ceilings appeared saturated and rot infested. There is a suggestion of a crack in the re-entrant corner behind.
Photo 8 – East elevation north end showing the poor condition of this corner of the building and the bottom of the main crack down the height of the elevation. Major water ingress and saturation of the masonry is evident.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 10 of 23
Photo 9 - East elevation north end showing the main crack down the height of the elevation, apparently on the line of the foundation construction on different dates (refer to archive drawing at the end of the photograph commentary). The crack is on a weak line of structure with tall openings adjacent to the mezzanine cloakroom section of the building, with the masonry in the intervening pier being more heavily loaded.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 11 of 23
Photo 10 – View of the main double-height entrance hall with deterioration and partial collapse of linings evident, exposing the steel structure which supports the floors.
Photo 11 – Detail of the existing wall finish deterioration caused by sustained water ingress and rot infestation.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 12 of 23
Photo 12 – Upper hall ceiling with beam surrounds failing and falling off the primary structural beams. Note the cross beams appear to be faked using timber and plaster.
Photo 13 – End of cantilevering balcony with ongoing water ingress causing deterioration of the finishes. The steelwork beams and concrete floor appeared to be intact and did not show signs of weakening or deflection.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 13 of 23
Photo 14 – Detail of balcony support beam exposed by the collapse of the plaster surround. The steelwork appears to be corroded but did not suggest major section loss and could be re-protected and capable of carrying load if restored.
Photo 15- Classroom with collapsed plasterwork ceiling exposing the lath timberwork and primary steel first floor beam spanning the full width of the room. The steelwork did not appear to have deteriorated but the end bearings in the walls would need to be checked to confirm it would not need strengthening. The timber floor is saturated and rotten in its entirety.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 14 of 23
Photo 16- Internal stairwell perspective. The main beams carrying the stair and landings appeared to be level and did not show signs of deflection or deterioration. The concrete floor would need to be dried out but should still be serviceable. All timberwork and finishes will need to be removed and replaced.
Photo 17 – Detail of landing support beam below 2nd floor. Steelwork has surface pitting and corrosion but did not suggest section loss or major structural degradation.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 15 of 23
Photo 18 – Internal stairwell perspective. The main beams carrying the stair and landings appeared to be level and did not show signs of deflection or deterioration. The concrete floor would need to be cleared of guano and dried out but should still be serviceable. All timberwork and finishes will need to be removed and replaced – note the severe deterioration to the upper walling to right hand side.
Photo 19 – Ceiling timbers in mezzanine level are riddled with rot due to ongoing water ingress.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 16 of 23
Photo 20 – The soffit of another mezzanine ceiling has water droplets evident in this photograph but the ceiling has not collapsed yet. Note rot fruiting body to timber panelling.
Photo 21 – Concrete floor in mezzanine has debris from pigeon infestation and degraded finishes but the concrete floor felt intact underfoot.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 17 of 23
Photo 22 – Upper classroom showing the ceiling collapses around the perimeter due to water ingress and saturation of the ceiling, guano build up due to pigeon infestation and degradation of saturated masonry.
Photo 23 – Ceiling collapse in another classroom exposing sodden and rotten timber structure above. Steel beam appeared to be serviceable with only surface corrosion visible.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 18 of 23
Photo 24 – Cupola upstand timberwork above the east stairwell has failed and in a state of partial collapse. All timber will need to be replaced.
Photo 25 – Corner classroom floor is typical of all flooring with expansion ridges at regular centres (matching steel beam locations) due to water ingress.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 19 of 23
Photo 26 – The main roof over the upper hall has been repaired in the past and appeared to be in better condition than most other timberwork, potentially due to a difference in the species of timber used and the fact it sits higher than other roofs and therefore sheds water away from eaves. This roof could potentially be saved but due to the outbreak of rot in all roofs surrounding this space, it would be prudent to assume that the timber will need to be replaced.
Photo 27 – Upper hall floor showing ridging along the floor and vegetation growth on the walls at failed valley gutter locations. All timber and finishes would need to be removed as part of a future refurbishment.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 20 of 23
Photo 28 – Upper hall showing vegetation growth on the walls at failed valley gutter locations. All timber and finishes would need to be removed as part of a future refurbishment.
Photo 29 – North end bay to Upper Hall appeared to have a widening in the boarded finishes towards the north elevation, suggesting some previous movement.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 21 of 23
Photo 30 – Underside of Upper Hall floor and ceiling of Entrance Hall from balcony. Although the ceiling is extant in a number of bays the ongoing water ingress tracking into the floor and the appearance of cracks in the lath and plaster finishes suggests it will collapse in the near future.
Photo 31 – Exposed inner beam above Entrance Hall with original paint finish still visible on the underside of the steel beam. The steelwork is in reasonable condition given the recent history of the building and could be saved and incorporated into a refurbishment project.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 22 of 23 3.0 Potential Repair Requirements:
The building is in very poor condition throughout and has decayed and deteriorated to the point of no return with regards existing timberwork and plasterwork in all parts of the building. All timber and plaster would need to be replaced as part of any repair or refurbishment.
The roofs all appeared to be decayed and in a state of partial collapse in some areas. Parapet gutters and valleys have failed and are allowing water to ingress throughout. All roof structures will need to be replaced entirely as part of any repair. This includes the fine feature trusses above the upper hall which also show signs of previous rot repairs at eaves bearings.
The timber floors have all started to rot and decay, and water saturation has caused ridging of floor boards in all rooms at all levels which have timber floors (the classrooms generally). All timber floors will need to be replaced in their entirety as part of any refurbishment.
Existing steelwork and concrete flooring appeared intact and could be rehabilitated with careful remedial works but would be serviceable to carry new flooring or partitions. All steelwork will need to be wire brushed, painted with an appropriate rust inhibiting paint and fire protected as part of any refurbishment.
Water ingress from the roof and windows is unchecked and is causing severe deterioration to internal and external fabric. External stone walling is saturated and displays signs of salt migration from mortar and stonework. The building will need to dry out over an extended period of time to allow the masonry and wall core to return to an appropriate level of wetting/drying cycle and to help control moisture movement using the mass and thickness of the masonry.
Extract 1 - Archive Plan of Foundations
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 23 of 23
Extract 2 – Detail from Foundation Plan with note suggested phased build
The main sign of structural movement in the external stonework is on the east elevation where a full- height crack extends from ground to roof across windows, and appears to follow the junction between the original phase foundations and the newer foundation (as shown on the archive foundation plan), which suggests some differential settlement between two periods of building construction. This could be stitched and repaired as part of any future repair works. There is little or no sign of other areas of settlement or subsidence and the existing foundations do not cause structural concern at this time. It would be prudent to investigate the existing foundations below the main crack.
Other signs of structural failure in masonry appear to be largely confined to cracked outer lintels which may be linked to corroded internal steel lintels, and all can be dowel repaired using a standard stone lintel repair detail.
4.0 Conclusions:
In conclusion, the building is in very poor condition due to unchecked water ingress and requires major repairs in all areas of the structure with all timberwork and plaster finishes requiring full replacement. The existing steelwork, concrete floors and masonry walls could be re-used as part of a refurbishment and used as loadbearing elements but will also need remedial works carried out to them to rehabilitate them.
There does not appear to be issues with the foundations apart from one area on the east elevation at the junction between different phases of the building. This should be investigated further as part of any future work aiming to rehabilitate the structure.
3.3 APPENDIX – Cuthbertson Preservation (Scotland) Ltd report, dated 11th February 2020
3.4 APPENDIX – NBM Construction Cost Consultants Cost Plan, dated 4th March 2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
nbm
CONSTRUCTION COST CONSULTANTS 9 WOODSIDE CRESCENT
GLASGOW G3 7UL
TEL: 0141 333 1836 FAX: 0141 332 6917 E-MAIL: glas@nbm.bz
04 MARCH 2020
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
INDEX
- A) Feasibility Cost - Project Summary
- B) Feasibility Cost - Works Breakdown
- C) Detailed Costs
Notes - D) Professional Fees
- E) Client's Furniture, Fittings & Equipment (FF&E)
- F) Enclosures
- G) Revisions
DOCUMENT TRANSMITTAL
Revision
Date
Prepared by
Authorised by
Iinital
04/03/2020
CP
BMH
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
A) FEASIBILITY COST - WORKS BREAKDOWN
- a) Works Cost
- b) Surveys & Site Investigations
- c) Professional Fees
- d) Client's Furniture, Fittings & Equipment
- e) VAT - Excluded
- f) Inflation Assessment - Excluded
Sub Total
£
£
Immediate / Urgent
2,217,634 Excluded Excluded Excluded
2,217,634 Excluded Excluded
2,217,634
£
£
£
Necessary / Desirable
1,395,105 Excluded Excluded Excluded
1,395,105 Excluded Excluded
1,395,105
Total £
NOTES
The foregoing costs exclude:
- a) Concept and Project Development Fees
- b) Site Acquisition
- c) Business Plan
- d) Legal Fees
- e) Finance Charges
- f) Insurances
- g) Site Surveys & Investigations
- h) Professional Fees
- i) VAT
- j) Inflation Assessment
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
B) FEASIBILITY COST - PROJECT SUMMARY
- 2.3 Roof £ 779,207
- 2.4 External walls £ 33,000
- 2.5 Internal areas £ 785,477
- 2.6 Anciliary buildings and hard
landscaped areas £ 43,450
£ 1,679,634 Preliminaries 20% £ 336,000
Sub total £ 2,015,634 Risk 10% £ 202,000
TOTAL £ 2,217,634
Immediate / Urgent
Necessary / Desirable
£ 55,842 £ 730,152 £ 82,500
£ 133,166 £ 54,445
£ 1,056,105 £ 212,000
£ 1,268,105 £ 127,000
£ 1,395,105
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
2.3 ROOF
Immediate / Urgent
£ 7,500.00 £ 36,725.00
£ 100,000.00 £ 22,035.00
£ 2,800.00
£ 1,365.00 £ 2,275.00 £ 455.00 £ 700.00
£ 161,590.00
£ 146,900.00 £ 168,000.00 £ 3,500.00
£ 14,175.00 £ 23,625.00 £ 12,000.00 £ 4,725.00
Necessary / Desirable
a b c
d e
f g h i j
k l m
n o p q
r
s t
u v
w x
Main Roof, Girls Entrance & Boys Entrance roofs
removal of all vegetation growth removal of all roof timber elements
allowance for internal scaffolding to facilitate safe removal of existing structure
take down and remove existing roof slates and dispose off site
take down existing flashings to main roof - assume 5% of total flashings are present on site
carefully takedown and remove existing roof lights (timber and cast iron)
stair rooflights
main hall roof lights
line of rooflights to art room
strip out existing guttering
allowance for new timber roof structure (timber
allowance for roof coverings
replacement slate (Spanish slate) replacement flashings & gutter linings replacement gutters
New rooflights
stair rooflights
main hall roof lights individual rooflights
line of rooflights to art room
Chimney repairs
remove existing corroded steel banding and replace
west elevation
allowance for stone repairs - assume minimal stone replacement
west elevation
east elevation allowance for repointing
west elevation east elevation
Central ventilator fleche
allowance for recording existing fleche allowance for replacement of fleche (structure and leadwork)
1 Sum 1469 m2
1 Sum 1469 m2
56 m
21 m2 35 m2 7 m2 28 m
1469 m2
1469 m2 1120 m 28 m
21 m2 35 m2 10 Nr
7 m2
1 Sum
1 Sum 1 Sum
1 Sum 1 Sum
1 Sum 1 Sum
£ 7,500.00 £ 25.00
£100,000.00 £ 15.00
£ 50.00
£ 65.00 £ 65.00 £ 65.00 £ 25.00
£ 110.00
£ 100.00 £ 150.00 £ 125.00
£ 675.00 £ 675.00 £ 1,200.00 £ 675.00
£ 4,000.00
£ 2,000.00 £ 2,000.00
£ 1,750.00 £ 1,750.00
£ 1,500.00 £ 20,000.00
c/f
£ 4,000.00
£ 2,000.00 £ 2,000.00
£ 1,750.00 £ 1,750.00
£ 1,500.00 £ 20,000.00
£ 33,000.00
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
£ 708,370.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
Flat roof to passageway in roof space.
b/f
£ 40.00 £ 65.00 £ 90.00
£ 250.00
10.0%
£ 70.00
£ 10.09 £ 12,500.00
£ 22,500.00 £ 5,000.00 £ 500.00
£ 70.00
£ 10.09 £ 12,500.00
£ 22,500.00
£ 7,500.00 £ 500.00
c/f
£
708,370.00
£ 33,000.00
£ 960.00 £ 8,645.00 £ 2,160.00
£ 6,000.00
£ 50,765.00 £ 5,077.00
£ 55,842.00
£ 18,760.00
£ 4,500.00 £ 12,500.00
£ 22,500.00 £ 5,000.00 £ 7,500.00
£ 29,190.00
£ 7,012.33 £ 12,500.00
£ 22,500.00
£ 7,500.00 £ 12,000.00
£ 161,462.33
- a allowance roof finish
- b allowance
- c allowance
- d allowance
lead
for removing roof structure and
for repointing masonry
for new roof structure
for new roof covering - assume
24 m2 133 m2 24 m2
24 m2
Design Contingency
ROOF
£ £
£
708,370.00 70,837.00
779,207.00
2.4 EXTERNAL WALLS
Front elevation (north) to Christian Street
- a Remove all loose / friable lime mortar
pointing - assume 60% of elevation - b Wash down elevation and dry brush of
efflorescence - assume 100% elevation - c allowance for repairs to cracks in stone
- d allowance for stone work replacement
(PC Sum only no scope of works) - e Remove any redundant fixings or other
corroding fixings and fill hoes with mortar
or stone plugs (including downpipes) - f repair of lost edges to any damaged
projecting cornice - assume 30% of cornice
Rear elevation (south) facing playing fields - g Remove all loose / friable lime mortar
pointing - assume 60% of elevation - h Dry brush efflorescence regularly during
any works - assume 100% elevation - i allowance for repairs to cracks in stone
- j allowance for stone work replacement
(PC Sum only no scope of works) - k Remove any redundant fixings or other
corroding fixings and fill hoes with mortar
or stone plugs (including downpipes) - l repair of lost edges to any damaged
projecting cornice structural works - refer to 3.0
268 m2
446 m2 1 Sum
1 Sum
1 Sum 15 m
417 m2
695 m2 1 Sum
1 Sum
1 Sum 24 m
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
£
-
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
Boys entrance elevation (west).
- a Remove all loose / friable lime mortar
pointing - assume 60% of elevation - b Dry brush efflorescence regularly during
any works - assume 100% elevation - c allowance for repairs to cracks in stone
- d allowance for stone work replacement
(PC Sum only no scope of works) - e Remove any redundant fixings or other
corroding fixings and fill hoes with mortar
or stone plugs (including downpipes) - f repair of lost edges to any damaged
projecting cornice
Girls entrance elevation (east). - g Remove all loose / friable lime mortar
pointing - assume 60% of elevation - h Dry brush efflorescence regularly during
any works - assume 100% elevation - i allowance for repairs to cracks in stone
- j allowance for stone work replacement
(PC Sum only no scope of works) - k Remove any redundant fixings or other
corroding fixings and fill hoes with mortar
or stone plugs (including downpipes) - l repair of lost edges to any damaged
projecting cornice - m allowance for taking down element of
entrance area and rebuilt to stop current movement issue
Downpipes - n remove all external downpipes
- o new cast iron downpipes
- p remove all existing internal downpipes
- q new aluminium downpipes and boxing in
- r allowance for forming access points for maintenance of pipework allow 1 per floor per downpipe
Windows
remove all existing windows - s standard windows
- t feature windows
- u curved feature windows
b/f£-
£ 161,462.33
£ 30,100.00
£ 7,234.30 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 12,500.00
£ 27,230.00
£ 6,548.21 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 11,500.00
£ 1,050.00 £ 4,200.00 £ 3,075.00 £ 9,225.00
£ 1,050.00
£ 7,200.00 £ 1,750.00 £ 750.00
£ 359,874.84
430 m2
717 m2 1 Sum
1 Sum
1 Sum 25 m
389 m2
649 m2 1 Sum
1 Sum
1 Sum 23 m
1 Sum
42 m
42 m 123 m 123 m
21 Nr
90 Nr 14 Nr 3 Nr
£ 70.00
£ 10.09 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 500.00
£ 70.00
£ 10.09 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 500.00
£ 30,000.00
£ 25.00 £ 100.00 £ 25.00 £ 75.00
£ 50.00
£ 80.00 £ 125.00 £ 250.00
c/f
£ 30,000.00
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
£ 30,000.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
b/f
£ 1,700.00 £ 2,500.00 £ 4,500.00 £ 950.00
£ 150.00 £ 7,500.00
10.0%
£ 10,000.00
£ 75,000.00 £ 25,000.00
£ 15.00 £ 20.00
£ 50.00 £ 10.00 £ 15.00 £ 75.00
c/f
£ 30,000.00
£ 359,874.84
£ 153,000.00 £ 35,000.00 £ 13,500.00 £ 30,400.00
£ 49,500.00 £ 22,500.00
£ 663,774.84 £ 66,377.00
£ 730,151.84
a b c d e
f
allowance for new double glazed timber sash and case windows; profiles to match existing
standard windows feature windows curved feature windows
Replace cracked lintels - assume 30 % Replacment of all internal lintel to windows and doors, replaced with concrete - assume 3 nr per opening
External Doors - allownace for new doors and screens to entrances
90 Nr 14 Nr 3 Nr 32 Nr
330 Nr 3 Nr
- a Allowance for full asbestos survey
- b allowance for removal of asbestos related
materials (PC SUM) - c removal of Avian guano
allowance for full strip out of timber
structures - d floors
- e ceilings
- f allowance for new timber joists and 18 ply
flooring - g Allowance for internal scaffolding to support
removal of existing structures - h removal of all wall finishes
- i allowance sterilisation of masonry / irrigation / treatments implemented prior to reinstatement works
- j allowance for internal consolidation / pointing of masonry walls following finishes removal - allowance for 25% of wall area
1 Sum
1 Sum 1 Sum
2532 m2 2532 m2
2532 m2
1 Sum 8888 m2
8888 m2 2222 m2
Design Contingency
EXTERNAL WALLS
£ 30,000.00 £ 3,000.00
£ 33,000.00
£ 10,000.00
£ 75,000.00 £ 25,000.00
£ 37,980.00 £ 50,640.00
£ 126,600.00
Incl
£ 88,880.00
£ 133,320.00 £ 166,650.00
£ 714,070.00
2.5 INTERNAL WALLS
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£ -
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
- a removal of deleterious materials from stair core and access balconies
- b stair core repairs - allowance
- c Allowance for repairs to remaining concrete
floor areas - d Allowance for testing / investigation of
existing concrete floor areas
Design Contingency
INTERNAL WALLS
- a Allowance for full asbestos survey
- b allowance for removal of asbestos related
materials (PC SUM) - c allowance for survey of boiler room
- d PC sum for repairs / strip out
- e Allowance for full removal of bike sheds
structures - f extra over for for repiar of bike shed
(stone consolidation, roof repairs and
repointing of stonework - g allowance for boundary treatment to
maintain site security - assume retention of rear of play sheds
boundary walls - h General repairs to masonry
- i groundworks where subsidence may be affecting the ground levels
- j Treat all cast iron elements for corrosion, repair and re-paint as required
- k Re-point masonry walls in lime mortar as required
Design Contingency
INTERNAL WALLS
b/f £
£ 10,000.00 £ 25,000.00
£ 30,000.00 £ 10,000.00
10.0% £
£ 785,477.00
1 Sum 1 Sum
1 Sum 1 Sum
1 Sum
1 Sum 1 Sum 1 Sum
117 m2
117 m2
29 m
224 m 1 Sum
261 m2 1 Sum
£ 1,500.00 £
£ 10,000.00 £ £ 3,000.00 £ £ 25,000.00 £
£ 75.00
£ 213.68
£ 350.00
£ 125.00 £ 25,000.00 £ 35.00 £ 15,000.00
10.0% £
£ 43,450.00
714,070.00
£ -
£ 10,000.00 £ 25,000.00
£ 30,000.00 £ 10,000.00
£ 75,000.00 £ 7,500.00
£ 82,500.00
£ 714,070.00
71,407.00
1,500.00
10,000.00 3,000.00 25,000.00
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£ 39,500.00
£ 8,775.00
£ 25,000.00
£ 10,150.00
£ 28,000.00 £ 25,000.00 £ 9,135.00 £ 15,000.00
£ 121,060.00 £ 12,106.00
£ 133,166.00
3,950.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
3 STRUCTURAL ENGINEERS REPORT
- a Wire brush steelwork - assume steelwork in concrete areas only
- b Apply rust inhibiting paint
- c Apply appropriate fire protection
- d Structural movement at east elevation,
stitch and repair crack - e Dowel repairs to stone lintels
Design Contingency
STRUCTURAL ENGINEERS REPORT
711 m2 711 m2 711 m2
1 Sum 1 Sum
£ 5.00 £ 15.00 £ 25.00
£ 35,000.00 £ 17,500.00
£ 35,000.00
£ 3,555.00 £ 10,665.00 £ 17,775.00
£ 17,500.00
£ 49,495.00 £ 4,950.00
£ 54,445.00
£ 35,000.00 10.0% £ 3,500.00
£ 38,500.00
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
NOTES (RELATING TO WORKS COSTS)
- 1 Exclusions
The foregoing costs excludes the following:- a) Increase in costs beyond base date of March 2020
- b) Additional requirements from Planning
- c) Additional requirements from Building Control
- d) Planning & Building Warrant Fees
- e) VAT on Works & Fees
- f) All contingency allowances except
- g) Works to surrounding hard and soft landscaping areas
- h) Works to the below ground drainage system
- i) Any potential fit out works
- j) Works to incoming services
- 2 Inclusions
£ 202,000
The foregoing development cost includes the following abnormal costs: a) Not applicable
- 3 Assumptions
The foregoing costs assume the following:- a) No allowance at present for removal of any contaminated materials until
site survey/investigation report available - b) PC sum allowance for removal of asbestos
- c) PC sum allowance for stone repairs
- d) We have assumed replacement of all glazing
- e) All quantities used within this Cost are indicative as no accurate design information is
- f) available at the time of the preparation of this Cost
- a) No allowance at present for removal of any contaminated materials until
- 4 Basis of Cost
The foregoing costs are based:
- 5 Programme of Works
TBA - 6 NBS Specification
No NBS specification available to date - 7 Construction Design & Management Regulations
No Pre Tender Health & Safety Plan available to date
No Designers Hazard & Risk Assessments available to date
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
D) PROFESSIONAL FEES - ALLOWANCE
Architect
Quantity Surveyor Structural Engineer Services Engineer CDM Principal Designer
Planning & Building Warrant Fees £
TOTAL £
Excluded
-
-
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
E) CLIENT'S SPECIFIC SIGNAGE FURNITURE, FITTINGS & EQUIPMENT (FF&E)
Furniture Fittings Equipment Signage
Excluded
-
TOTAL £
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
F) ENCLOSURES
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
G) REVISIONS
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December 2019
(Photograph taken August 2018)
Revision -
Date
Description
A
07.02.20 05.03.20
Draft issue without costs. Final issue with costs.
62 Albion Street Glasgow G1 1NY
T – 0141 572 1668 E - nick@zmarchitecture.co.uk
CONTENTS
1.0 INTRODUCTION
1.1 General introduction
- 1.2 Consultant Team
- 1.3 Description
- 1.4 Background information and Assessment of Significance
- 1.5 Summary
2.0 CONDITION APPRAISAL 2.1 Scope
- 2.2 Recommendations
- 2.3 Roof
- 2.4 External Walls
- 2.5 Internal areas
2.6 Anciliary buildings and hard landscaped areas
3.0 Appendix
3.1 Indicative Roof Plan
- 3.2 Structural Report – David Narro Associates
- 3.3 Rot Report – Cuthbertson Preservation (Scotland) Ltd
- 3.4 Cost Plan – NBM Construction Cost Consultants Ltd
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 1
1.0 INTRODUCTION
SIR JOHN MAXWELL PRIMARY SCHOOL. PROPERTY ADDRESS: 30 Bengal Street, Glasgow. G43 1NL. (Contains OS data © Crown copyright and database right 2020)
1.1 General introduction
This report covers a condition appraisal of the former Sir John Maxwell primary school based on initial observations on 20th August 2018 to facilitate the compilation of a fee proposal for this condition survey, and a more comprehensive review on 6th December 2019 at which time the condition survey review was carried out by ZM Architecture, David Narro Associates (Structural engineer) and Cuthbertson Preservation (Scotland) Ltd (rot specialist). It should be noted that during the initial approach from the client body, various previous documents generated on the condition of the building were provided. These have been used as a frame of reference to identify if conditions have deteriorated since the original surveys.
The surveys provided and referenced are:
- Sir John Maxwell School : One Stop Shop Feasibility, dated June 2007 (prior to closure of school).
- Structural Report on inspection of Sir John Maxwell School, dated 5th November 2013.
- DSR Condition Report on Sir John Maxwell School, dated 7th November 2013.
ZM Architecture were appointed to carry out the survey work by Mr. R. Marshall, Secretary of Sir John Maxwell School Trust on 18th October 2019. The appraisal is being funded by grants from Glasgow City Heritage Trust and The Architectural Heritage Fund.
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1.2 Consultant Team
The consultant team appointed to carry out the condition survey has been led by Nick Blair Bsc (hons) Barch PGDip (Construction Law) RIAS, RIAS Accreditation in Conservation Architecture (Advanced level) and David Millar, Adv Dip BC, HNC BE, MCIAT.
Our appointed design team is as follows:
Structural Engineer - David Narro Associates. Ben Adam - BEng (hons) CEng MICE MIStructE CARE Conservation Accredited Engineer.
Cost consultant – NBM Construction Cost Consultants Ltd. Bryan Houston – MRICS.
Rot consultant - Cuthbertson Preservation (Scotland) Ltd. Rory Cuthbertson – ARIBA Barch P.President Scot.M.Wrights
1.3 Description
The former primary school building sits within an enclosed perimeter bounded by Christian Street (N), Bengal Street (S), Pollokshaws Burgh Hall (W) and a two storey residential terrace to the east. An overgrown playing field sits further to the south, just before the banks of the White Cart Water. The building is in close proximity to the boundaries of Pollok Park Conservation Area and Newlands Conservation Area but is not contained within either conservation Area.
The building is three storeys, each being very generous in height as was common of the building typology. The classrooms and associated staff areas are all set around the building perimeter and accessed from a prominent double volume entrance foyer (formerly classed as a Drill Hall) with a perimeter access balcony to the first floor level. Whilst access to the building was gained directly from the foyer, it should be noted that this area was not originally accessed directly from the outside space. The external walls are formed entirely from a red sandstone and benefits from well proportioned elevations with richly carved areas, typically to entrance areas. The roof is broken into distinct areas, each serving a wing of classrooms below or prominent space and as such the roof profiles rise and fall several times over the elevational rhythm. The roof supports glazing of varying types, either being patent glazed areas serving large halls below or functional rooflights to give daylight to within the roofspace for maintenance and access onto the roof plane. All roof areas are covered in natural slate and it is likely that this is the original roofing material with the exception of small areas of repair noted. The perimeter of the external walls generally rise above the roof plane and terminates as a parapet. All roof plane intersections terminate in tapered gutters. Hips and ridges are currently in zinc.
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It should be noted that almost without exception, the leadwork which would previously have formed the gutter areas has either been replaced in felt (deliberately during the school’s occupation) or were formed in lead, now lost to metal thieves. Indeed, any metal of value to the roof has predominantly been removed, including cast iron skylights, and as such, the roof now has no real degree of waterproofing to these areas. Whilst much of the roof slating remains and is therefore to a large degree water repellant, the unprotected gutters now receive the full volume of surface water with no means of controlling and dispersing its load and the effects of this can clearly be seen internally.
Windows are formed in single glazed timber sash and case (two over two generally except to the central foyer). External doors, where seen, are in timber although fully enclosed by secondary security doors. Internally, walls and ceilings are plastered and support decorative work around beams or to high level ceiling junctions. The internal walls are largely formed in brick (archive data). Floors are either formed in timber, typically to the perimeter of the building at classroom areas, or in beamfill (concrete) to common areas such as stairwells or access corridors.
External areas to the building consist of a perimeter railing, playsheds and a playground. These areas had previously been overgrown with Buddleia Davidii and other invasive species, however these have recently been cleared.
1.4 Background information and assessment of significance
The building is significant in terms of its local prominence and scale which is arguably matched only by the adjoining Pollokshaws Burgh Hall building, both of which sit within a largely residential area. Being in the heart of a long-established community, the building is highly regarded locally and further afield. It is noteworthy that the building is not a listed building, which is perhaps surprising given its link to Sir John Maxwell and its clearly distinctive architecture. Notwithstanding this, its crucial role in the greater streetscape cannot be underestimated.
The lack of protection that a listed building status would naturally provide has meant that the clearly dilapidated condition of the building has merited inclusion in the Buildings at Risk Register for Scotland, as follows:
General Details and Location
Category: AT RISK
Name of Building: Sir John Maxwell School
Address: 30 Bengal Street, Pollokshaws, Glasgow. G43 1RH
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 4
Reference No: 5518 Listing Category: Unlisted
Description
T-plan school with central hall. Three storeys over basement, red sandstone ashlar construction with slated roofs. Areas of stone carvings and inscriptions, beautifully executed. Separate entrances for girls and boys with carved decorations. Double height central hall with gallery, decorative plaster ceilings decorative cast iron inset panels to gallery and landings with carved wooden newels. Red sandstone boundary wall with railings.
Built to replace the original industrial school which had been gifted to the people of Pollokshaws by local landowner and industrialist Sir John Stirling Maxwell of Pollok estate in 1854. Sited alongside RR Anderson's Burgh Hall.
The early 20th century political activist, John McLean, is understood to have taught evening courses on economics and industrial history at the school from 1908-1915 (Smart). Building Dates: Dated 1907
Architects: John Hamilton for Eastwood School Board
Development History
December 2012: Nominated for the Register by Glasgow Building Preservation Trust. Closed as a school in Summer 2011. Whilst currently unlisted, it has been nominated to Historic Scotland as a potentially listable. For Investigation.
18 June 2013: External inspection finds a fine building in a generally poor condition, largely due to the activity of metal thieves. There are extensive areas of dampness to the rear and side elevations and substantial plant growths can be found in wallhead gutters. Otherwise, this robust building survives remarkably well.
20 August 2018: The Evening Times reports that following a petition Glasgow City Council has agreed to work with community leaders to try and find a new use for the building.
Previous studies of the building have been made available for comparison with current conditions, as noted in section 1.1. The first document, dated 2007, relates to a feasibility study for the use of the building after the closure of the school which was at that time occupied and furnished. In terms of the conditions noted within the feasibility study, it was clear that the building was noticeably suffering to a minor degree from rot as noted by fruiting bodies from a dry rot outbreak. Clearly, the path of decay and water ingress had commenced before the school closure.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 5
Of particular note was the condition survey and structural condition survey of November 2013, carried out by DRS Housing & Regeneration Services. These useful documents show, both through written observations and recorded images, that the condition of the building was at that time of great concern. Whilst only six years had passed from the previous study and two years from the schools closure, the progression of decay was remarkable.
This report will reiterate many of the observations made previously as the defects identified have not as yet been addressed, however it should be noted that the condition of the building has declined further in the intervening seven years since the DRS Housing & Regeneration Services surveys.
1.5 Summary
The building presents two distinct aspects in terms of perceived condition. Externally, to the common observer, the condition of windows, doors and stonework, being the primary view show that the building appears to be in reasonable condition but with some signs of neglect. Even a cursory view of the roof from distance viewing shows minimal defects. This is of course belies the true condition when viewed at close range, either from ground level or as viewed in detail from above.
Secondly, the internal condition is never seen other than through consent from the Local Authority. It is only when reviewed internally that the true extent of the dilapidated condition becomes painfully apparent. Years of neglect in routine maintenance, coupled with a clear programme of metal theft and internal vandalism has rendered the building in a chronic state of decay, with no identifiable area of the internal fabric untouched by this progressive decline.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 6
2.0 CONDITION APPRAISAL
2.1 Scope
The scope of the survey is limited to external elevations viewed from ground level aided by close inspection by binoculars and zoom cameras. Additionally, a high level external review was carried out using a drone equipped with a camera, carried out by DroneXscape Media on behalf of ZM Architecture Ltd. Internal access was granted by City Property (Glasgow City Council), however the review was limited to areas which were deemed sufficiently safe for access, typically where the underlying floor structure was concrete (beamfill). Areas containing timber floors were not accessed due to the perceived instability of the floor structure as noted in the previous condition surveys and observations made during the survey by the Structural engineer and Rot surveyor. The inner (hidden) roof planes and all areas behind parapet gutters could not be reviewed from ground level, however the drone survey was invaluable in recording a general overview of the external roof condition. The internal roof structure could not be reviewed directly due to safe access restrictions and any commentary within this report, whilst speculative in nature, is based on likely outcomes from the deleterious effect of the external roof condition and previous professional experiences of similar circumstances. It should be noted that the survey work was non-intrusive in nature.
The date of the inspections were as follows:-
20th August 2018. (am): Weather conditions: dry. Initial scoping meeting to aid in development of fee proposal. 6th December 2019 (am): Weather conditions: wet and overcast.
The survey endeavours to identify the condition of the building as a whole, however it must be understood that certain elements of the building remained unseen due to restricted or unsafe access, and as such failings of the building fabric may exist out with those documented below. Every effort has been made to capture the critical failings of the building at hand. Archive drawn information, kindly supplied by the client body, was used to assist in the preparation of cost measurement purposes and for the comparative structural assessment of the construction materials, load paths and construction sequence relative to defects noted on site to determine likely causes of failure.
This report is structured in relation to the main elements of the building fabric set out in a systematic fashion from roof level downwards.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 7
2.2 Recommendations
The appraisal encompasses the external fabric as viewed from ground level, limited review of the internal fabric (due to identified areas which were unsafe to access) and sets out a recommended scope of Immediate, Urgent, Necessary and Desirable repair works. It should be noted however that the condition of the building is such that the predominant nature of need will be demonstrated to fall into the Immediate / Urgent categories.
The tabulated recommended scope of works are divided into four possible categories in line with BS 7913:2013 – Guide to the Conservation of Historic Buildings.
Immediate: Work that should commence without delay for public safety or health and safety reasons, to prevent imminent damage or to arrest rapid deterioration. This can include immediate further investigation.
Urgent: Work that should be carried out within weeks or months, and within 18 months at the most. Failure to do so would be likely to result in significant further damage or deterioration or increased cost.
Necessary: Work which are required to put the building into a state of good repair and to maintain its value and usefulness. Generally, work should be carried out within a five-year period from the date of this report or before the work becomes urgent.
Desirable: Work that are desirable, if not strictly necessary, that may be concerned with achieving an appropriate standard of repair. Works may improve function or performance, or enhance architectural or aesthetic qualities. This category also includes works concerned with the restoration of the original appearance of the building.
The listed categories of work should be considered as part of a programme of repair as and when funds are available. This may lead to a phased programme of works. However, best cost efficiency, in terms of contractor prelim costs and in particular scaffolding, will be achieved through maximizing works that can be done in one contract, therefore it may the case that certain necessary or desirable works are considered in tandem with other immediate / urgent works. It is recognised however that due to the severity of the internal decay of timber elements that any works to the building may have to follow a pathway of enabling works, i.e. stabilization of the building to facilitate removal and treatment of areas of decay prior to a secondary package of works to recreate a dry envelope and finally allow the appropriate fit out works to return the building to some form of use as identified in future studies.
The scope of recommendations has been primarily listed to enable the calculation of a feasibility cost plan. It is not intended for, and must not be used as, the basis for actual works. Any detailed repair proposals and specifications for the property must be prepared separately by the clients appointed design team or professional advisor.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 8
2.3 Roof - General condition photographs
Note: all photographs in this and the following pages have been supplied to the client in full resolution for further review and record purposes.
Overview of roof layout from above. Each roof area concentrates on a function below, i.e. classrooms, upper hall, stair core etc.
Main roof with central ventilation fleche at ridge line, looking along parapet gutter and also showing remaining roof areas.
Stepped gutter behind parapet lined in a roofing felt, probably pre- dating building vacancy. Zinc hip flashing missing. Various slate defects.
East facing roof complex. Note the significant growth of Buddleja Davidii within the roof areas. Missing rooflights noted.
Plant growth is undoubtably penetrating the roof structure. As long as water is present internally, growth and spread will continue.
Where roof areas terminate at an eaves condition as opposed to a parapet condition, gutters are frequently lost.
Slating remains competent to some roof planes, however loss of vital flashings will allow water ingress.
View of rooflights from above. Broken sections allow direct avian infestation. Note extent of slates in gutter – stripped to remove lead.
Closer view. Multiple points of entry for roosting pigeons. Any salvageable material has been removed. Water free to penetrate fabric.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
Page 9
2.3 Roof - General condition photographs
Lightwell over stair core. Missing flashings and gutters, direct holes in roof structure to below. Numerous slates in gutters.
Timber boarding of gutter clearly seen – no resistance to water penetration. Roof holed in multiple locations.
Stepped gutter to side parapet lined in a roofing felt, lead cover flashings removed in part. Large open joints in stone to parapet.
Stepped gutter to perimeter parapet and to internal roof valley. Metal theft to all areas, however poor salvage value metal still remains.
Attempt at removal of lead dome to fleche. This lead is more securely locked, and difficult access from ridge may have prevented full loss.
Base of fleche however has been fully stripped of lead. Parapet gutter outlet blocked with vegetation.
Typical services access onto roof area – not secured. Gutter flashings removed. Vegetation at high level.
Boys entrance roof. Some flashing removal but generally heavily blocked with vegetation.
Girls entrance roof. Similarly blocked, however to greater extent.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL
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2.3 Roof - General condition photographs
General view from ridge line (next to fleche) looking back to Christian Street. Condition of slating and especially flashings loss has made the roof permeable to the internal fabric below.
Typical condition of large rooflights to upper hall below. Full removal of lead allowing timber sarking to be exposed.
Internal view of Upper Hall. All areas saturated, including floor level which has now capped and retains water. Timber areas exhibit fruiting bodies of rot.
Another example of timber condition below broken or removed glazing above. Fully containing timber decay to chronic level.
ZM ARCHITECTURE SIR JOHN MAXWELL SCHOOL - CONDITION APPRAISAL Page 11
2.3
Roof
Element of Structure
Item R1
Description of Element
Condition of Element
Recommended Works
Priority Immediate
ZM ARCHITECTURE
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Page 12
Rot works.
Timber elements which could be seen from a limited review were in chronic condition due to continuous water penetration, wet and dry rot outbreaks and contamination by avian guano. Safe access could only be gained from areas which were of a concrete (beamfill) nature, typically to the stair core. All other areas were deemed unsafe for access. A detailed description is given in the Structural Engineers report and the Rot Consultants report – see Appendix 3.2 and 3.3.
The general condition found were too numerous to identify in specific locations. The conditions can be regarded as being throughout all areas of the building which contain timberwork as it was rare to see any internal finishes which were not saturated or contained obvious rot outbreaks. Finishes to underlying timbers were frequently displaced and lay on the levels below. Entire ceiling areas were noted to have fallen. Floors were visually capped, with high and low ridges evident throughout. It was not safe to directly access timber areas, especially to the roof area, however loss of materials allowed some review, which was similarly chronic.
It would be normal to identify areas of deficiency to allow recommendations for repair to such areas. The condition of the timber fabric in the Sir John Maxwell School however can be assumed to be beyond sensible financial repair. This should be presumed for all elements, e.g. floors, wall linings, partitions and roof structure. As such, the full replacement of all timber elements is advocated and a programme of sterilisation of masonry / irrigation / treatments implemented before considering re-introducing any new construction materials to the building fabric.
It should be noted that the process of removals and re-construction would require careful planning and implementation as the structure is in such poor condition. Removals to one area may discharge loadings elsewhere and cause uncontrolled collapse, therefore a scheme of internal scaffold support carefully working around the existing structure (all the way to roof levels) to provide safe working areas will be required.
2.3
Roof
Element of Structure
Item R2
Description of Element
Condition of Element
Recommended Works
Priority Immediate
R3
Flashings to main roof.
It is presumed that flashings were generally in lead, however a prolonged programme of metal theft has left very limited areas (less than 5% of the original flashing areas) with flashings intact.
Poor alignment of slates in part. Review of all areas of the roof were by
The lack of roof flashings has been the primary cause of all issued in the building. Whilst it was noted in the report of 2007 that dry rot was present in minimal areas within classrooms and other areas, this would have been fully reversible at that time if treatments had been affected and roof flashings remained in place. Clearly, this was not the case.
Immediate
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Page 13
Slate roof covering: main roof pitches.
The slates are pitched to all elevations. The slates are traditionally laid in moderately random widths and diminishing courses. Slate origin is variable, suggesting intermittent repairs over a prolonged maintenance period.
The slaterwork is generally poor throughout, although it should be noted that this is location dependant. Where slates had been located in close proximity to flashings, they are generally removed from position and left to gather at the foot of the roof slope. Further up each roof pitch, the slating is more commonly intact. Had it not been for the loss of flashings, the roof may have been classed as “fair”.
Due to the long term water ingress issues, not only from metal theft but also from possible lack of maintenance to some gutter areas which have been clearly replaced in felt membranes, the roof structure as a whole can be regarded as being incapable of remaining in its current form. Discussion with the rot surveyor suggests that it is unlikely that it will be financially viable for the timber roof structure to be left in place and that a new roof structure, perhaps re- configured to better serve the final use, would be more appropriate. On that basis, the new roof would have to be fully slated (or as otherwise consented by the Local Authority) therefore the opportunity should be taken to replace in good quality new slates for maximum lifespan.
A higher degree of flashings remain to ridges and hips, perhaps 80% remaining. This is due to the flashing being in zinc, which is a low priority material for metal thieves due to its limited financial return.
Where flashings have been removed, the underlying timber is exposed and will not resist water penetration.
Where flashings have previously been replaced in roofing felt, the material appears fractured in multiple areas due to lack of maintenance, UV degradation and vegetation growths.
As part of any re-construction works, flashings will naturally have to be installed. Modern materials are available which present little or no scrap value, however they will not have the longevity of lead. Should a more modern intervention in the roofspace be implemented, flashings should be appropriate to such a design.
Slating to the ridge area was commonly deficient, but to a minor degree – this is common as it is most affected by wind uplift. Individual defects noted (where the slating remains generally intact) include:
Cracked slates – partial loss of slate either through impact damage or naturally occurring flaw in slate.
Slipped slate – failure of nail fixing or enlargement of hole allowing slate to disengage with fixing.
Missing slates – slates which have previously fallen from position and have not been replaced or re-fixed – minimal.
drone survey and as such have been taken from moderate distance, therefore no commentary on any remaining section of flashings can be posed.
2.3
Roof
Element of Structure
Item R4
Description of Element
Condition of Element
Recommended Works
Priority Necessary
R5
Chimney to east elevation.
Tall stone chimney approximately 4.5m in height from eaves level, being a mirror image of the chimney serving the west elevation at the entrance. It served the former Headmistress Room / female teachers room adjacent to the girls entrance door.
The chimney appears competent however some mortar joints were partially or fully open.
As in item R4, stone and pointing works are requires as part of a larger scheme of works.
Necessary
R6
Central ventilator fleche to ridge line.
The current ventilator fleche sits central to the ridge line facing the playing fields. Safe access below to review whether it was active could not be gained.
The fleche is fully in place, however the lead at the base has been removed. An attempt to remove the upper area was unsuccessful, however the lead is now partially folded back from its intended line. The underlying timber has been exposed to the elements therefore a degree of timber decay is likely.
The fleche is a strong architectural feature of what would otherwise be a large imposing plain roof line. Its function is now largely irrelevant, however consideration to recording and replacing the fleche, if for nothing more than aesthetic interest, should be considered as part of any roof replacement works.
Necessary / Desirable
R7
Flat roof to passageway in roof space.
This construction was as originally designed and was a functional means of gaining access to the internal roof valley areas for maintenance and inspection. Currently with felt roofing but possibly originally in lead. The wall surfaces are a mix of timber cladding and glazed brickwork.
The felt is considerably cracked in places and is life expired. Vegetation growths penetrate the roof covering, especially the well-developed Buddleia Davidii (pictured). The timber cladding and doorway are decayed. The pointing to the glazed brickwork appears poor, albeit from distance viewing.
If the roof structure were to be replaced, the form of these access areas would need to be reviewed as to whether they are still required. If so, a programme of re-pointing masonry, replacing timberworks (including the roof structure) and the roof finish should be considered.
Necessary
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Chimneys to west elevation.
Tall stone chimney approximately 4.5m in height from eaves level. One serving boiler room at ground level, one serving the former Headmasters Room / Male teachers room adjacent to the boys entrance door.
Whilst the stonework is in generally reasonable condition throughout, it was noted that the stack serving the boiler room as steel banding at higher levels. This may have been as a result of some previous movement, although this could not be verified from drone survey information. The steel was corroded in part. The second chimney appears competent however some mortar joints were partially or fully open.
As part of a greater stabilization package of works and in connection with any other works to the elevations, the chimneys should be assessed further. As a minimum, the need for the steel banding should be addressed to remove this element and a programme of any necessary stone repairs and re-pointing instigated.
2.3
Roof
Element of Structure
Item R8
Description of Element
Condition of Element
Recommended Works
Priority
R9
Gutters.
Very few areas have attached gutters as the predominant position was to have lead lined gutters behind parapet walls. Two areas existing – to the north east and north west portion of elevation. The north east section is missing completely. The north west remains in place.
The north west section contains what appears to be a non-original aluminium ogee section fixed to rafter brackets. The gutter is substantially out of alignment and is likely not suitable for collecting surface water.
It is unlikely that any guttering can be salvaged. It is important however to record its profile for possible replacement on a like for like basis, subject to a surface water capacity calculation being carried out.
Urgent
R10
Single storey roof area over Headmaster / Headmistress rooms.
Similar to the description in items R2 & R3, the low level roofs are of traditional construction.
The condition of the slating of the roof areas is poor generally. The flashings are partially obscured by vegetation growths therefore no further commentary can be given. It should be noted however that the masonry / roof to the girls entrance / Headmistress Room requires a degree of re-build, and therefore in line with this and also the statements in item R1, it would be reasonable to assume the complete re- construction of these roof areas, inclusive of flashings.
After any future repair works to the buildings, the low level roof areas and their flashings will remain at risk of theft from metal thieves. It may be possible to involve more modern, less valuable flashings in these areas as a safeguard from theft.
Urgent
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Rooflights
Range of rooflights. Timber traditional patent glazed rooflight to upper hall, art room and cookery room (as original designation). Patent glazed roof light over the boys and girls stair core. Apertures within further area previously housed smaller cast iron rooflights which most likely served the roof space as opposed to providing natural daylighting to the classroom spaces below.
Timber rooflights show extensive decay, many of which have broken glass, further allowing decay to develop through saturation. The cast iron rooflights are almost all removed due to metal thieves. All areas are currently allowing direct water ingress, but as importantly they are allowing direct access for avian infestation.
If the roof is replaced in full, these elements would have to be replaced as it is not likely that any materials could be salvaged. Modern replacements are available, however this would be dependent on the final form of the roof.
Urgent / Necessary
Minimal guttering remains within the internal roof planes, however these have been replaced in aluminium (presumed).
Non-original gutters within the inner body of the roof planes are in poor order.
2.3 External Walls - General condition photographs
Note: all photographs in this and the following pages have been supplied to the client in full resolution for further review and record purposes.
General view of north elevation to Christian Street. Note, missing windows, saturated walls and security to windows.
Central entrance area to north elevation. Heavy salt staining to walls due to chronic water ingress.
LHS of north elevation (August 2018). During summer months, salt staining is highest.
North / west elevations. High degree of saturation to stonework.
East elevation. Again, high degree of saturation.
South elevation. Similar saturation to stone.
Parapet walls frequently have open joints. Joints in wall surface contain highest degree of open joints generally.
Movement in stone from cill to lintel. Crack follows through lintel. Salt staining to walls. Moss / algae to some elements.
Further cracking to elevation.
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2.4 External Walls - General condition photographs
Saturated wall surfaces, partially from downpipe but mostly due to failed flashings.
Downpipe has split in several locations and has saturated wall surfaces. Open joints noted.
East entrance (Girls). Considerable movement to stonework. Lintel split at mid-point. Certain re-construction required (salvaged materials).
Cracking / movement noted to this elevation (east), both at the internal corner and to the main wall field.
Crack from cill to lintel. Possible previous fill material (white) now fallen from position – possible progression.
Continuation of crack, sheared through lintel at bearing point.
Further cracking. Surrounding stone generally competent.
Saturation of masonry due to failed downpipe.
Copes at high level lacking pointing (clear gaps). This exacerbates water ingress at high level. Downpipes saturating wall.
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2.4
External Walls Element of Structure
Item E1
Description of Element
Condition of Element
Recommended Works
Priority
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External wall: front elevation (north) to Christian Street.
Plain ashlar to the predominant field of the elevation above ground level. Rebated joints to ashlar on the ground level above basecourse. Basecourse at ground level formed in regularised moulded rock face blocks. Main elevation embellished with projecting string courses, cills, corbels and pediments. Archive information and limited internal review identify that the inner wall surface is brickwork – the stone frontage is likely a “skin”. Roof termination behind raised parapet and cope. Central projecting inscription stating “Sir John Maxwell School”. Pointing appears to be predominantly in original lime mortar however some re-pointing has occurred.
The stonework is in good condition generally, with few areas of erosion noted. Pointing is frequently poor to fair, with numerous open joints or slightly open joints – this will allow penetrating water into the wall core.
The elevation is heavily coated in efflorescence (natural salts / minerals within the stone which migrate to the surface due to the chronic saturation of the stonework from roof failures and open joints) and also heavy moss / algae growth to projecting surfaces, both of which were most notable in the site review of August 2018 (summer) as opposed to December 2019 (winter), meaning a likely seasonal increase in their effects. Reflection on the photographs within the 2007 report show minimal moisture and greening to the stonework. This has clearly been an effect of the loss of roof flashings in the main. Cracked stonework evident (refer to structural report in Appendix 3.2).
The actual scope of works cannot be determined from distance viewing – MEWP (cherry picker) access would be preferred to allow close inspection. The following has been based on visual observations only from ground level, and as such additional works not yet seen may be required.
Remove all loose / friable lime mortar pointing. If lime pointing is sound, consider leaving in place, however if surrounding failed pointing leaves only small area of sound pointing, remove. The area of replacement pointing cannot be fully determined, however it may approach 30- 40% with a greater percentage of pointing required at highest level where water saturation has been highest.
Dry brush efflorescence regularly during any works – do not wash as this will dissolve salts and migrate back into stone. Apply neutral PH de-greener to stone. Brush off any bound moss.
Assess any stones which are cracked or through close investigation show some erosion. The final works package to be based on close inspection, however until such time as an inspection can determine otherwise, replace cracked lintels (it may be possible to leave in place and carry out a structural “stitch”).
Remove any redundant fixings or other corroding fixings and fill hoes with mortar or stone plugs. This should also include where downpipe fixings have damaged stonework. Consider repair of lost edges to any damaged projecting cornice to maximise protection from rainfall to areas below.
Necessary
2.4
External Walls Element of Structure
Item E2
Description of Element
Condition of Element
Recommended Works
Priority Necessary
E3
External wall: Boys entrance elevation (west).
Very similar detailing to that described in items E1/E2, however there is an addition of two large chimney stacks and a single storey projecting entrance (marked “Boys”). The largest of the chimney stacks serves the boiler room.
Conditions are broadly similar to the remaining elevations, including cracking to stonework. Refer to the structural report in Appendix 3.2.
For condition of chimneys, refer to item R4.
All recommendations should be as items E1/E2 as similar deficiencies exist.
Necessary
E4
External wall: Girls entrance elevation (east).
Identical detailing to that described in items E3, however there is only one large chimney stack and a single storey projecting entrance (marked “Girls” and “Infants”).
Conditions are broadly similar to the remaining elevations, including cracking to stonework. For condition of chimneys, refer to item R5. The main exception however is the condition of the stonework to the single storey entrance and the cracking to the recessed elevation which is to a much higher degree than item E3.
Refer to the structural report in Appendix 3.2.
All recommendations should be as items E1/E2 as similar deficiencies exist.
Necessary Urgent
E5
External downpipes and hoppers.
External downpipes are confined to the east and west elevations, and in both cases there are 2Nr downpipes. Hoppers are either in place or have been removed as part of a repair. Pipes are generally cast iron.
Pipes are of variable quality, with corrosion being identified frequently. On occasion, the pipes have completely split and are cascading water directly to the wall surface.
Remove and replace all sections in new cast iron to a diameter sufficient to carry the loadings imposed on it.
Necessary
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External wall: rear elevation (south) facing playing fields.
Very similar detailing to that described in item E1, however in addition to that commentary, this elevation is more embellished and was clearly the prime elevation, despite not facing the public road.
Conditions are very similar as those found in item E1, however it is noted that the elevation does not suffer from the same intensity of efflorescence, likely due to its southerly exposure (therefore quicker to dry after saturation). The exception to this is to right of centre on the central bay, most likely due to the presence of an internal rain water pipe embedded within the wall surface (archive information) which is likely blocked and migrating a surcharge of water into the stonework. The elevation does exhibit as higher degree of structural cracking, typically vertically over multiple levels – refer to structural report in Appendix 3.2). Note, the condition of the stonework in terms of its current deficiencies will likely deteriorate further in line with continued deterioration of the internal timber structure.
All recommendations should be as item E1 as similar deficiencies exist.
The detailing of the end bays are similar to that of the front elevation, however the elevation is more expansive due to the plan form. The windows are set to a rigorous rhythm to maintain a regular class size and natural daylighting. The central section projects from the main wall field and projects higher above the flanking parapets. Similar to the front elevation, it is inscribed as “Sir John Maxwell School” but additionally has a high-level inscription stating “Eastwood Parish School Board”.
The structural rectifications, not only of cracked or open stonework but also of internal cracking or foundation issues should be as identified by the structural report and / or further exploratory works when access is available.
Urgent
The single storey structure at the girls entrance will most likely require to be removed to a degree and re-built to halt current movement.
2.4
External Walls Element of Structure
Item E6
Description of Element
Condition of Element
Recommended Works
Priority
E7
Windows
Generally original timber sash and case, single glazed.
Very poor throughout. Many areas boarded for security. Those areas remaining exposed show multiple broken panes. Timber generally showing decay.
As part of any future package of works, replace all windows, preferably in general profiles to match existing. Double glazed timber sash and case windows are available.
Necessary
E8
External doors
None present at time of review – security doors in place.
-
-
-
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Internal downpipes.
Archive information identifies that the roof drainage from parapet conditions are discharged into rain water downpipes which are encased in the internal or external walls. This was a common feature to minimise the need for external downpipes.
The internal pipes could not be assessed due to the access restrictions and safety issues. External evidence of high water saturation of external walls (see item E2) was noted.
All pipes require to be replaced, possibly in PVC or aluminium. The encapsulation of downpipes internally is a risk element due to failures in the pipes or unions. Should any building repair works proceed, careful consideration of how the pipes are accessed for regular review or clearance should be given.
Necessary / Desirable
2.5 Internal Areas - General condition photographs
Entrance hall (former “Drill Hall”). Considerable materials from above on floor levels. Adjoining rooms show Access balconies in place, however finishes regularly falling. Walls are saturated. collapse of ceilings above and partial collapse of floors to solum below.
Typical classroom. Capped flooring and ceiling material on floor. Walls and floor saturated. Typical stairwell. Heavy pigeon guano and plaster from ceiling above on stairs.
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2.5 Internal Areas - General condition photographs
Stairwell walls saturated from failure in roofing / gutter above. Timber window decay has allowed window to fall inwards. General plaster and detritus on floor from levels above.
Large hall to top floor. Floor severely capped due to water ingress. Surface water from roof ponding on floor. Ceiling finish dropped from position. Timber lath predominantly left in place however rot tendrils endemic. Heavy greening of walls – saturated.
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2.5
Internal Areas Element of Structure
Item Int 1
Description of Element
Condition of Element
Recommended Works
Priority Immediate
Int2
Wall finishes.
Two conditions generally – 1) plaster applied directly to masonry walls, and 2) plaster applied to timber lath.
Chronic throughout. All finishes are saturated, contain moss / algae / vegetation fruiting bodies from rot or have already fallen from position.
All finishes to be removed. Masonry walls to be irrigated and sterilised by a rot contractor before re-finishing.
Immediate / Urgent
Int3
Stair core and access balconies.
Beamfill concrete construction to floors and stone stairs.
In place but strewn with detritus / pigeon guano.
Possible salvage of these areas depending on detailed structural survey after removal of all deleterious materials.
Depending on further survey if works proceed.
Int4
Asbestos containing materials (ACM)
Whilst an asbestos register was not available for review, it is understood that asbestos has been identified within the building in several locations. The asbestos register is likely retained by GCC.
Asbestos is hazardous to health. Warning labels in place. No assessment of condition carried out (specialist).
As part of any demolition or strip-out package or works, asbestos must be identified and the appropriate removal measures (by a licenced contractor) taken before any general works can proceed.
IMMEDIATE
Int5
Avian guano (predominantly pigeon)
Generally to all areas where pigeons can roost or perch above.
Pigeon guano is hazardous to health as it contains many harmful bacteria / spores.
Removal of this material will be required (by a licenced contractor) before any general works can proceed.
IMMEDIATE
General
All internal finishes to all areas are beyond salvage and as such a programme of full removal is required, taking into account the comments in items Int4 and Int5.
Timber floors / ceilings.
Set generally to the perimeter of the building, the floors are predominantly of timber construction with timber flooring and lath and plaster ceilings. Timber elements which could be seen from a limited review were in chronic condition due to continuous water penetration, wet and dry rot outbreaks and contamination by avian guano. A detailed description is given in the Structural Engineers report and the Rot Consultants report – see Appendix 3.2 and 3.3.
The general condition found were too numerous to identify in specific locations. The conditions can be regarded as being throughout all floor areas of the building as it was rare to see any internal finishes which were not saturated or contained obvious rot outbreaks. Entire ceiling areas were noted to have fallen. Floors were visually capped, with high and low ridges evident throughout. It was not safe to directly access timber areas, however loss of ceilings allowed some review, which was similarly chronic.
It would be normal to identify areas of deficiency to allow recommendations for repair to such areas. The condition of the timber fabric in the Sir John Maxwell School however can be assumed to be beyond sensible financial repair. As such, the full replacement of all timber elements is advocated and a programme of sterilisation of masonry / irrigation / treatments implemented before considering re- introducing any new construction materials to the building fabric.
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It should be noted that the process of removals and re-construction would require careful planning and implementation as the structure is in such poor condition. Removals to one area may discharge loadings elsewhere and cause uncontrolled collapse, therefore a scheme of internal scaffold support carefully working around the existing structure (all the way to roof levels) to provide safe working areas will be required.
(IF WORKS PROCEED)
(IF WORKS PROCEED)
2.6 Anciliary buildings and hard landscaped areas - General condition photographs
Boiler room roof – no access afforded during survey
Playshed to west (Boys) – area to RHS was previously external toilet areas, now removed.
Playshed to west (Boys). Intact but some movement to brickwork and stone quoins noted.
Playshed to north (Infants). Intact but some movement to brickwork noted.
External face of Infants playshed. Stonework at high level shows movement.
General view of railings to Christian Street. Intact however generally lacking in paint finish and corrosion evident.
Wall adjoining west playshed. Local movement to all elements.
Stone pier to south west junction of playground.
South walls and railing. Complete collapse.
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2.6
Anciliary buildings and hard landscaped areas
Item A1
Element of Structure
Description of Element
Condition of Element
Recommended Works
Priority IMMEDIATE
A2
Playsheds.
Of the three original playsheds and external toilet areas, only two playsheds remain. Generally glazed brick or stone construction with cast columns and concrete beam and roof. Covering to roof likely in bitumen.
Both playsheds show a degree of movement, likely due to underlying ground conditions.
Whilst both are intact, and with some remedial works can be repaired and retained, their purpose and use should be considered first as if they no longer serve any purpose, consideration to their removal or partial removal to a height where they maintain the security of the site should be considered.
Necessary / Desirable
A3
Gate piers, gates,
railings and low level
railing walls and
corner piers. walls.
Stone gate piers are generally complete but some movement was noted. Gates generally corroded and dropped from original position. Corrosion to cast elements noted generally. Lacking paint finish. Partial collapse or movement of elements of walls and copes are frequent. Replacement sections in place but not of an equivalent design or level. General fallen masonry left lying on ground (good for potential salvage and re-build).
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Boiler room.
Flank walls in stone. Felt flat roof covering of undetermined material. Stairs down from playground level to boiler room – not accessed during survey.
As no access was afforded, no commentary can be made. It should be noted however that it is common for boiler room areas to have some historic use of asbestos, either in gaskets to pipes or to the coatings of the boiler.
Risk element for future works / survey. Refer to item Int4 in terms of identification and potential removal of asbestos prior to any works.
Stone gate piers are topped with carved copes. Gates and railings, relatively ornate, set into stone cope on glazed brick low level
As part of the strategy for the future building use, consideration should be given to the continued purpose and abilities of the perimeter walls, railings and gates to the playground area. If at all possible, all elements should be retained as the aesthetic value of the materials is very important. General repairs to masonry (including possible groundworks where subsidence may be affecting the ground levels) are required. Treat all cast iron elements for corrosion, repair and re-paint as required. Re-point masonry walls in lime mortar as required.
Necessary
(IF WORKS PROCEED)
A diagrammatic roof plan has been prepared for costing purposes only. This drawing must not be relied upon for any purpose other than the ZM Architecture Condition Survey.
3.1 APPENDIX – Roof Plan
3.2 APPENDIX – Structural report by David Narro Associates, dated 20th January 2020
18.1088
Sir John Maxwell Primary School, Glasgow
SITE VISIT Outcome of 6 December 2019 STRUCTURAL SURVEY
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 2 of 23
Notice
This document and its contents have been prepared and are intended solely for The Sir John Maxwell School Trust’s information and use in relation to the Sir John Maxwell School Structural Survey Report only.
David Narro Associates assumes no responsibility to any other party in respect of or arising out of or in connection with this document and/or its contents.
This report has been prepared by:
Ben W. Adam
BEng (Hons) CEng FICE MIStructE Conservation Accredited Engineer
For David Narro Associates
Document history
Job Number: 18.1088
Document Ref: R0001
Revision
Purpose description
Originated
Checked
Date
Rev 1.0
Issued for Information
BWA
EM
20.01.20
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 3 of 23 1.0 Introduction and Description:
David Narro Associates was appointed by the Sir John Maxwell School Trust through ZM Architecture to inspect the structural condition of the existing building in Christian Street, Glasgow and to offer initial comments on areas of structural degradation, potential repair requirements and what potential there would be for refurbishment.
The building is an example of the traditional Glasgow School Board building by John Hamilton and was completed in 1907 to replace a previous school building on the site. The building is three storeys high over a partial basement and is T-shaped on plan, with classrooms on three storeys around a central upper hall and double-height central entrance hall with cantilevered balcony. For the purposes of this report, the front entrance on Christian Street is considered north facing.
The building is of traditional construction with external walls of red sandstone ashlar construction with slated roofs and a mixture of timber and concrete floors taken by primary steel beams. The double height central hall with gallery had decorative plaster ceilings, decorative cast iron inset panels to gallery and landings with carved wooden newels. There is a red sandstone boundary wall with railings enclosing a relatively flat site.
Observation of the elevations was gained from ground level and the internal stairwell was partially accessible on one side of the building up to the top floor.
No investigations were carried out as to the strength of individual structural members. No site investigation work or inspection undertaken to determine the nature or bearing capacity of the foundations. No specific rot or decay investigation was carried out to determine the condition of any timber or stonework.
Some archive drawings were made available showing the original construction drawings prepared by John Hamilton in 1907 which shows that the building was built in two phases, with the front (north) range constructed first, followed by the remainder of the main hall, stairwells and south range of classrooms. This is significant when considering movement of the building and crack patterns on the east elevation.
The building was inhabited and used as a school until closure in 2011, since when it has been left to degrade and appears to have been the target of vandalism and metal thieves.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 4 of 23 2.0 Photographic Condition Survey:
The following selection of photographs highlights the current condition of the building.
Photo 1 – North-east corner externally – major staining evident through water ingress saturation of masonry and salt migration through the stone. Cracked lintels evident above some windows suggesting potential internal steel lintel expansion.
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Photo 2 – West elevation north corner. Note damp staining down chimney stack and around downpipe. Open joints evident on front lower apron wall.
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Photo 3 – West elevation south end with major staining evident at both high level and low level through water ingress saturation of masonry and salt migration through the stone. The lower staining appears to be worse around the downpipe. The high level water ingress is caused by the hidden parapet gutter failing and allowing water to seep through the wallhead.
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Photo 4 – South elevation which appears to be in reasonable condition generally but suffers from localised water ingress, damp staining and saturation of masonry around string courses and projections. There is some movement to the east of the balcony area which can be seen in Photo 5.
Photo 5 – Detail with crack to right of central outshoot and cracked lintels. Slight bowing of the wall in this location is also evident suggesting a lack of tying or loss of tying at first floor level.
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Photo 6 – East elevation south end with major water ingress, saturation staining of masonry and failed downpipes. The masonry units and mortar appeared intact suggesting good quality stone.
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Photo 7 – East elevation mid section with entrance porch with pediment and pitched roof outshoot. There is major water ingress around the hidden guttering and internally the ceilings appeared saturated and rot infested. There is a suggestion of a crack in the re-entrant corner behind.
Photo 8 – East elevation north end showing the poor condition of this corner of the building and the bottom of the main crack down the height of the elevation. Major water ingress and saturation of the masonry is evident.
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Photo 9 - East elevation north end showing the main crack down the height of the elevation, apparently on the line of the foundation construction on different dates (refer to archive drawing at the end of the photograph commentary). The crack is on a weak line of structure with tall openings adjacent to the mezzanine cloakroom section of the building, with the masonry in the intervening pier being more heavily loaded.
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Photo 10 – View of the main double-height entrance hall with deterioration and partial collapse of linings evident, exposing the steel structure which supports the floors.
Photo 11 – Detail of the existing wall finish deterioration caused by sustained water ingress and rot infestation.
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Photo 12 – Upper hall ceiling with beam surrounds failing and falling off the primary structural beams. Note the cross beams appear to be faked using timber and plaster.
Photo 13 – End of cantilevering balcony with ongoing water ingress causing deterioration of the finishes. The steelwork beams and concrete floor appeared to be intact and did not show signs of weakening or deflection.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 13 of 23
Photo 14 – Detail of balcony support beam exposed by the collapse of the plaster surround. The steelwork appears to be corroded but did not suggest major section loss and could be re-protected and capable of carrying load if restored.
Photo 15- Classroom with collapsed plasterwork ceiling exposing the lath timberwork and primary steel first floor beam spanning the full width of the room. The steelwork did not appear to have deteriorated but the end bearings in the walls would need to be checked to confirm it would not need strengthening. The timber floor is saturated and rotten in its entirety.
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Photo 16- Internal stairwell perspective. The main beams carrying the stair and landings appeared to be level and did not show signs of deflection or deterioration. The concrete floor would need to be dried out but should still be serviceable. All timberwork and finishes will need to be removed and replaced.
Photo 17 – Detail of landing support beam below 2nd floor. Steelwork has surface pitting and corrosion but did not suggest section loss or major structural degradation.
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Photo 18 – Internal stairwell perspective. The main beams carrying the stair and landings appeared to be level and did not show signs of deflection or deterioration. The concrete floor would need to be cleared of guano and dried out but should still be serviceable. All timberwork and finishes will need to be removed and replaced – note the severe deterioration to the upper walling to right hand side.
Photo 19 – Ceiling timbers in mezzanine level are riddled with rot due to ongoing water ingress.
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Photo 20 – The soffit of another mezzanine ceiling has water droplets evident in this photograph but the ceiling has not collapsed yet. Note rot fruiting body to timber panelling.
Photo 21 – Concrete floor in mezzanine has debris from pigeon infestation and degraded finishes but the concrete floor felt intact underfoot.
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Photo 22 – Upper classroom showing the ceiling collapses around the perimeter due to water ingress and saturation of the ceiling, guano build up due to pigeon infestation and degradation of saturated masonry.
Photo 23 – Ceiling collapse in another classroom exposing sodden and rotten timber structure above. Steel beam appeared to be serviceable with only surface corrosion visible.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 18 of 23
Photo 24 – Cupola upstand timberwork above the east stairwell has failed and in a state of partial collapse. All timber will need to be replaced.
Photo 25 – Corner classroom floor is typical of all flooring with expansion ridges at regular centres (matching steel beam locations) due to water ingress.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 19 of 23
Photo 26 – The main roof over the upper hall has been repaired in the past and appeared to be in better condition than most other timberwork, potentially due to a difference in the species of timber used and the fact it sits higher than other roofs and therefore sheds water away from eaves. This roof could potentially be saved but due to the outbreak of rot in all roofs surrounding this space, it would be prudent to assume that the timber will need to be replaced.
Photo 27 – Upper hall floor showing ridging along the floor and vegetation growth on the walls at failed valley gutter locations. All timber and finishes would need to be removed as part of a future refurbishment.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 20 of 23
Photo 28 – Upper hall showing vegetation growth on the walls at failed valley gutter locations. All timber and finishes would need to be removed as part of a future refurbishment.
Photo 29 – North end bay to Upper Hall appeared to have a widening in the boarded finishes towards the north elevation, suggesting some previous movement.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 21 of 23
Photo 30 – Underside of Upper Hall floor and ceiling of Entrance Hall from balcony. Although the ceiling is extant in a number of bays the ongoing water ingress tracking into the floor and the appearance of cracks in the lath and plaster finishes suggests it will collapse in the near future.
Photo 31 – Exposed inner beam above Entrance Hall with original paint finish still visible on the underside of the steel beam. The steelwork is in reasonable condition given the recent history of the building and could be saved and incorporated into a refurbishment project.
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 22 of 23 3.0 Potential Repair Requirements:
The building is in very poor condition throughout and has decayed and deteriorated to the point of no return with regards existing timberwork and plasterwork in all parts of the building. All timber and plaster would need to be replaced as part of any repair or refurbishment.
The roofs all appeared to be decayed and in a state of partial collapse in some areas. Parapet gutters and valleys have failed and are allowing water to ingress throughout. All roof structures will need to be replaced entirely as part of any repair. This includes the fine feature trusses above the upper hall which also show signs of previous rot repairs at eaves bearings.
The timber floors have all started to rot and decay, and water saturation has caused ridging of floor boards in all rooms at all levels which have timber floors (the classrooms generally). All timber floors will need to be replaced in their entirety as part of any refurbishment.
Existing steelwork and concrete flooring appeared intact and could be rehabilitated with careful remedial works but would be serviceable to carry new flooring or partitions. All steelwork will need to be wire brushed, painted with an appropriate rust inhibiting paint and fire protected as part of any refurbishment.
Water ingress from the roof and windows is unchecked and is causing severe deterioration to internal and external fabric. External stone walling is saturated and displays signs of salt migration from mortar and stonework. The building will need to dry out over an extended period of time to allow the masonry and wall core to return to an appropriate level of wetting/drying cycle and to help control moisture movement using the mass and thickness of the masonry.
Extract 1 - Archive Plan of Foundations
18.1088 Sir John Maxwell School, Glasgow – Structural Survey from Visit on 6 December 2019 Page 23 of 23
Extract 2 – Detail from Foundation Plan with note suggested phased build
The main sign of structural movement in the external stonework is on the east elevation where a full- height crack extends from ground to roof across windows, and appears to follow the junction between the original phase foundations and the newer foundation (as shown on the archive foundation plan), which suggests some differential settlement between two periods of building construction. This could be stitched and repaired as part of any future repair works. There is little or no sign of other areas of settlement or subsidence and the existing foundations do not cause structural concern at this time. It would be prudent to investigate the existing foundations below the main crack.
Other signs of structural failure in masonry appear to be largely confined to cracked outer lintels which may be linked to corroded internal steel lintels, and all can be dowel repaired using a standard stone lintel repair detail.
4.0 Conclusions:
In conclusion, the building is in very poor condition due to unchecked water ingress and requires major repairs in all areas of the structure with all timberwork and plaster finishes requiring full replacement. The existing steelwork, concrete floors and masonry walls could be re-used as part of a refurbishment and used as loadbearing elements but will also need remedial works carried out to them to rehabilitate them.
There does not appear to be issues with the foundations apart from one area on the east elevation at the junction between different phases of the building. This should be investigated further as part of any future work aiming to rehabilitate the structure.
3.3 APPENDIX – Cuthbertson Preservation (Scotland) Ltd report, dated 11th February 2020
3.4 APPENDIX – NBM Construction Cost Consultants Cost Plan, dated 4th March 2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
nbm
CONSTRUCTION COST CONSULTANTS 9 WOODSIDE CRESCENT
GLASGOW G3 7UL
TEL: 0141 333 1836 FAX: 0141 332 6917 E-MAIL: glas@nbm.bz
04 MARCH 2020
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
INDEX
- A) Feasibility Cost - Project Summary
- B) Feasibility Cost - Works Breakdown
- C) Detailed Costs
Notes - D) Professional Fees
- E) Client's Furniture, Fittings & Equipment (FF&E)
- F) Enclosures
- G) Revisions
DOCUMENT TRANSMITTAL
Revision
Date
Prepared by
Authorised by
Iinital
04/03/2020
CP
BMH
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
A) FEASIBILITY COST - WORKS BREAKDOWN
- a) Works Cost
- b) Surveys & Site Investigations
- c) Professional Fees
- d) Client's Furniture, Fittings & Equipment
- e) VAT - Excluded
- f) Inflation Assessment - Excluded
Sub Total
£
£
Immediate / Urgent
2,217,634 Excluded Excluded Excluded
2,217,634 Excluded Excluded
2,217,634
£
£
£
Necessary / Desirable
1,395,105 Excluded Excluded Excluded
1,395,105 Excluded Excluded
1,395,105
Total £
NOTES
The foregoing costs exclude:
- a) Concept and Project Development Fees
- b) Site Acquisition
- c) Business Plan
- d) Legal Fees
- e) Finance Charges
- f) Insurances
- g) Site Surveys & Investigations
- h) Professional Fees
- i) VAT
- j) Inflation Assessment
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
B) FEASIBILITY COST - PROJECT SUMMARY
- 2.3 Roof £ 779,207
- 2.4 External walls £ 33,000
- 2.5 Internal areas £ 785,477
- 2.6 Anciliary buildings and hard
landscaped areas £ 43,450
£ 1,679,634 Preliminaries 20% £ 336,000
Sub total £ 2,015,634 Risk 10% £ 202,000
TOTAL £ 2,217,634
Immediate / Urgent
Necessary / Desirable
£ 55,842 £ 730,152 £ 82,500
£ 133,166 £ 54,445
£ 1,056,105 £ 212,000
£ 1,268,105 £ 127,000
£ 1,395,105
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
2.3 ROOF
Immediate / Urgent
£ 7,500.00 £ 36,725.00
£ 100,000.00 £ 22,035.00
£ 2,800.00
£ 1,365.00 £ 2,275.00 £ 455.00 £ 700.00
£ 161,590.00
£ 146,900.00 £ 168,000.00 £ 3,500.00
£ 14,175.00 £ 23,625.00 £ 12,000.00 £ 4,725.00
Necessary / Desirable
a b c
d e
f g h i j
k l m
n o p q
r
s t
u v
w x
Main Roof, Girls Entrance & Boys Entrance roofs
removal of all vegetation growth removal of all roof timber elements
allowance for internal scaffolding to facilitate safe removal of existing structure
take down and remove existing roof slates and dispose off site
take down existing flashings to main roof - assume 5% of total flashings are present on site
carefully takedown and remove existing roof lights (timber and cast iron)
stair rooflights
main hall roof lights
line of rooflights to art room
strip out existing guttering
allowance for new timber roof structure (timber
allowance for roof coverings
replacement slate (Spanish slate) replacement flashings & gutter linings replacement gutters
New rooflights
stair rooflights
main hall roof lights individual rooflights
line of rooflights to art room
Chimney repairs
remove existing corroded steel banding and replace
west elevation
allowance for stone repairs - assume minimal stone replacement
west elevation
east elevation allowance for repointing
west elevation east elevation
Central ventilator fleche
allowance for recording existing fleche allowance for replacement of fleche (structure and leadwork)
1 Sum 1469 m2
1 Sum 1469 m2
56 m
21 m2 35 m2 7 m2 28 m
1469 m2
1469 m2 1120 m 28 m
21 m2 35 m2 10 Nr
7 m2
1 Sum
1 Sum 1 Sum
1 Sum 1 Sum
1 Sum 1 Sum
£ 7,500.00 £ 25.00
£100,000.00 £ 15.00
£ 50.00
£ 65.00 £ 65.00 £ 65.00 £ 25.00
£ 110.00
£ 100.00 £ 150.00 £ 125.00
£ 675.00 £ 675.00 £ 1,200.00 £ 675.00
£ 4,000.00
£ 2,000.00 £ 2,000.00
£ 1,750.00 £ 1,750.00
£ 1,500.00 £ 20,000.00
c/f
£ 4,000.00
£ 2,000.00 £ 2,000.00
£ 1,750.00 £ 1,750.00
£ 1,500.00 £ 20,000.00
£ 33,000.00
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£ 708,370.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
Flat roof to passageway in roof space.
b/f
£ 40.00 £ 65.00 £ 90.00
£ 250.00
10.0%
£ 70.00
£ 10.09 £ 12,500.00
£ 22,500.00 £ 5,000.00 £ 500.00
£ 70.00
£ 10.09 £ 12,500.00
£ 22,500.00
£ 7,500.00 £ 500.00
c/f
£
708,370.00
£ 33,000.00
£ 960.00 £ 8,645.00 £ 2,160.00
£ 6,000.00
£ 50,765.00 £ 5,077.00
£ 55,842.00
£ 18,760.00
£ 4,500.00 £ 12,500.00
£ 22,500.00 £ 5,000.00 £ 7,500.00
£ 29,190.00
£ 7,012.33 £ 12,500.00
£ 22,500.00
£ 7,500.00 £ 12,000.00
£ 161,462.33
- a allowance roof finish
- b allowance
- c allowance
- d allowance
lead
for removing roof structure and
for repointing masonry
for new roof structure
for new roof covering - assume
24 m2 133 m2 24 m2
24 m2
Design Contingency
ROOF
£ £
£
708,370.00 70,837.00
779,207.00
2.4 EXTERNAL WALLS
Front elevation (north) to Christian Street
- a Remove all loose / friable lime mortar
pointing - assume 60% of elevation - b Wash down elevation and dry brush of
efflorescence - assume 100% elevation - c allowance for repairs to cracks in stone
- d allowance for stone work replacement
(PC Sum only no scope of works) - e Remove any redundant fixings or other
corroding fixings and fill hoes with mortar
or stone plugs (including downpipes) - f repair of lost edges to any damaged
projecting cornice - assume 30% of cornice
Rear elevation (south) facing playing fields - g Remove all loose / friable lime mortar
pointing - assume 60% of elevation - h Dry brush efflorescence regularly during
any works - assume 100% elevation - i allowance for repairs to cracks in stone
- j allowance for stone work replacement
(PC Sum only no scope of works) - k Remove any redundant fixings or other
corroding fixings and fill hoes with mortar
or stone plugs (including downpipes) - l repair of lost edges to any damaged
projecting cornice structural works - refer to 3.0
268 m2
446 m2 1 Sum
1 Sum
1 Sum 15 m
417 m2
695 m2 1 Sum
1 Sum
1 Sum 24 m
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
£
-
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
Boys entrance elevation (west).
- a Remove all loose / friable lime mortar
pointing - assume 60% of elevation - b Dry brush efflorescence regularly during
any works - assume 100% elevation - c allowance for repairs to cracks in stone
- d allowance for stone work replacement
(PC Sum only no scope of works) - e Remove any redundant fixings or other
corroding fixings and fill hoes with mortar
or stone plugs (including downpipes) - f repair of lost edges to any damaged
projecting cornice
Girls entrance elevation (east). - g Remove all loose / friable lime mortar
pointing - assume 60% of elevation - h Dry brush efflorescence regularly during
any works - assume 100% elevation - i allowance for repairs to cracks in stone
- j allowance for stone work replacement
(PC Sum only no scope of works) - k Remove any redundant fixings or other
corroding fixings and fill hoes with mortar
or stone plugs (including downpipes) - l repair of lost edges to any damaged
projecting cornice - m allowance for taking down element of
entrance area and rebuilt to stop current movement issue
Downpipes - n remove all external downpipes
- o new cast iron downpipes
- p remove all existing internal downpipes
- q new aluminium downpipes and boxing in
- r allowance for forming access points for maintenance of pipework allow 1 per floor per downpipe
Windows
remove all existing windows - s standard windows
- t feature windows
- u curved feature windows
b/f£-
£ 161,462.33
£ 30,100.00
£ 7,234.30 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 12,500.00
£ 27,230.00
£ 6,548.21 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 11,500.00
£ 1,050.00 £ 4,200.00 £ 3,075.00 £ 9,225.00
£ 1,050.00
£ 7,200.00 £ 1,750.00 £ 750.00
£ 359,874.84
430 m2
717 m2 1 Sum
1 Sum
1 Sum 25 m
389 m2
649 m2 1 Sum
1 Sum
1 Sum 23 m
1 Sum
42 m
42 m 123 m 123 m
21 Nr
90 Nr 14 Nr 3 Nr
£ 70.00
£ 10.09 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 500.00
£ 70.00
£ 10.09 £ 12,500.00
£ 20,000.00
£ 5,000.00 £ 500.00
£ 30,000.00
£ 25.00 £ 100.00 £ 25.00 £ 75.00
£ 50.00
£ 80.00 £ 125.00 £ 250.00
c/f
£ 30,000.00
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£ 30,000.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
b/f
£ 1,700.00 £ 2,500.00 £ 4,500.00 £ 950.00
£ 150.00 £ 7,500.00
10.0%
£ 10,000.00
£ 75,000.00 £ 25,000.00
£ 15.00 £ 20.00
£ 50.00 £ 10.00 £ 15.00 £ 75.00
c/f
£ 30,000.00
£ 359,874.84
£ 153,000.00 £ 35,000.00 £ 13,500.00 £ 30,400.00
£ 49,500.00 £ 22,500.00
£ 663,774.84 £ 66,377.00
£ 730,151.84
a b c d e
f
allowance for new double glazed timber sash and case windows; profiles to match existing
standard windows feature windows curved feature windows
Replace cracked lintels - assume 30 % Replacment of all internal lintel to windows and doors, replaced with concrete - assume 3 nr per opening
External Doors - allownace for new doors and screens to entrances
90 Nr 14 Nr 3 Nr 32 Nr
330 Nr 3 Nr
- a Allowance for full asbestos survey
- b allowance for removal of asbestos related
materials (PC SUM) - c removal of Avian guano
allowance for full strip out of timber
structures - d floors
- e ceilings
- f allowance for new timber joists and 18 ply
flooring - g Allowance for internal scaffolding to support
removal of existing structures - h removal of all wall finishes
- i allowance sterilisation of masonry / irrigation / treatments implemented prior to reinstatement works
- j allowance for internal consolidation / pointing of masonry walls following finishes removal - allowance for 25% of wall area
1 Sum
1 Sum 1 Sum
2532 m2 2532 m2
2532 m2
1 Sum 8888 m2
8888 m2 2222 m2
Design Contingency
EXTERNAL WALLS
£ 30,000.00 £ 3,000.00
£ 33,000.00
£ 10,000.00
£ 75,000.00 £ 25,000.00
£ 37,980.00 £ 50,640.00
£ 126,600.00
Incl
£ 88,880.00
£ 133,320.00 £ 166,650.00
£ 714,070.00
2.5 INTERNAL WALLS
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£ -
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
- a removal of deleterious materials from stair core and access balconies
- b stair core repairs - allowance
- c Allowance for repairs to remaining concrete
floor areas - d Allowance for testing / investigation of
existing concrete floor areas
Design Contingency
INTERNAL WALLS
- a Allowance for full asbestos survey
- b allowance for removal of asbestos related
materials (PC SUM) - c allowance for survey of boiler room
- d PC sum for repairs / strip out
- e Allowance for full removal of bike sheds
structures - f extra over for for repiar of bike shed
(stone consolidation, roof repairs and
repointing of stonework - g allowance for boundary treatment to
maintain site security - assume retention of rear of play sheds
boundary walls - h General repairs to masonry
- i groundworks where subsidence may be affecting the ground levels
- j Treat all cast iron elements for corrosion, repair and re-paint as required
- k Re-point masonry walls in lime mortar as required
Design Contingency
INTERNAL WALLS
b/f £
£ 10,000.00 £ 25,000.00
£ 30,000.00 £ 10,000.00
10.0% £
£ 785,477.00
1 Sum 1 Sum
1 Sum 1 Sum
1 Sum
1 Sum 1 Sum 1 Sum
117 m2
117 m2
29 m
224 m 1 Sum
261 m2 1 Sum
£ 1,500.00 £
£ 10,000.00 £ £ 3,000.00 £ £ 25,000.00 £
£ 75.00
£ 213.68
£ 350.00
£ 125.00 £ 25,000.00 £ 35.00 £ 15,000.00
10.0% £
£ 43,450.00
714,070.00
£ -
£ 10,000.00 £ 25,000.00
£ 30,000.00 £ 10,000.00
£ 75,000.00 £ 7,500.00
£ 82,500.00
£ 714,070.00
71,407.00
1,500.00
10,000.00 3,000.00 25,000.00
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£ 39,500.00
£ 8,775.00
£ 25,000.00
£ 10,150.00
£ 28,000.00 £ 25,000.00 £ 9,135.00 £ 15,000.00
£ 121,060.00 £ 12,106.00
£ 133,166.00
3,950.00
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
3 STRUCTURAL ENGINEERS REPORT
- a Wire brush steelwork - assume steelwork in concrete areas only
- b Apply rust inhibiting paint
- c Apply appropriate fire protection
- d Structural movement at east elevation,
stitch and repair crack - e Dowel repairs to stone lintels
Design Contingency
STRUCTURAL ENGINEERS REPORT
711 m2 711 m2 711 m2
1 Sum 1 Sum
£ 5.00 £ 15.00 £ 25.00
£ 35,000.00 £ 17,500.00
£ 35,000.00
£ 3,555.00 £ 10,665.00 £ 17,775.00
£ 17,500.00
£ 49,495.00 £ 4,950.00
£ 54,445.00
£ 35,000.00 10.0% £ 3,500.00
£ 38,500.00
S:\NBM\Q S\2020\20-02\Pre\Costs\Feasibility 1\20-02 Feasibility 04.03.2020
SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
NOTES (RELATING TO WORKS COSTS)
- 1 Exclusions
The foregoing costs excludes the following:- a) Increase in costs beyond base date of March 2020
- b) Additional requirements from Planning
- c) Additional requirements from Building Control
- d) Planning & Building Warrant Fees
- e) VAT on Works & Fees
- f) All contingency allowances except
- g) Works to surrounding hard and soft landscaping areas
- h) Works to the below ground drainage system
- i) Any potential fit out works
- j) Works to incoming services
- 2 Inclusions
£ 202,000
The foregoing development cost includes the following abnormal costs: a) Not applicable
- 3 Assumptions
The foregoing costs assume the following:- a) No allowance at present for removal of any contaminated materials until
site survey/investigation report available - b) PC sum allowance for removal of asbestos
- c) PC sum allowance for stone repairs
- d) We have assumed replacement of all glazing
- e) All quantities used within this Cost are indicative as no accurate design information is
- f) available at the time of the preparation of this Cost
- a) No allowance at present for removal of any contaminated materials until
- 4 Basis of Cost
The foregoing costs are based:
- 5 Programme of Works
TBA - 6 NBS Specification
No NBS specification available to date - 7 Construction Design & Management Regulations
No Pre Tender Health & Safety Plan available to date
No Designers Hazard & Risk Assessments available to date
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
D) PROFESSIONAL FEES - ALLOWANCE
Architect
Quantity Surveyor Structural Engineer Services Engineer CDM Principal Designer
Planning & Building Warrant Fees £
TOTAL £
Excluded
-
-
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
E) CLIENT'S SPECIFIC SIGNAGE FURNITURE, FITTINGS & EQUIPMENT (FF&E)
Furniture Fittings Equipment Signage
Excluded
-
TOTAL £
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
F) ENCLOSURES
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SIR JOHN MAXWELL SCHOOL BENGAL STREET, GLASGOW
FOR
SIR JOHN MAXWELL SCHOOL TRUST
G) REVISIONS
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