pi475 aberystwyth schedule of works to existing rooms ... aberystwyth... · method statement for...

Schedule of Works & Specification for: The Conversion of Existing Rooms to Hotel Accommodation Bay Hotel, Aberystwyth

Issue: 2

Date: 21.05.15

Prepared by: SP

Verified by: SP

Job No: PI 475

Deleted: 1

Deleted: 20.03

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Contents

Section 1: General Notes 2 Section 2: Key Plans 5 Section 3: Schedule of Works 11 Section 4: Reference Specification 65

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Section 1: General Notes

(i) Overview: This Schedule of Works has been prepared to meet the requirements of Condition No 6 of Planning Approval ref A140627 and Condition No 5 of Listed Building Consent ref A140628, both stating that “Prior to the commencement of the development hereby approved, a schedule of works to be carried out in each retained room and the retained external envelope shall be submitted to and approved in writing by the Local Planning Authority. A full specification of works for all the items identified in the schedule of works shall be included. The development shall be carried out in strict accordance with the approved details, unless the Local Planning Authority gives its written consent to any variation.”

The general conservation principles adopted in this schedule are as set out in the planning approved documents, that the existing internal detailing shall be locally repaired to conservation standards and remain intact, encapsulated by new wall linings, suspended metal frame (MF) ceiling systems and loose laid floor coverings. This enables the proposed building to meet its functional criteria whilst retaining the elements of listed detail behind the new construction.

(ii) Provisional works: Due to the presence of asbestos in the building it has not been possible to expose existing structural members, studwork or masonry walls for assessment at the time of writing. It has therefore not been possible to provide a final steelwork design or to uncover any lack of structural bonding in the existing fabric at the time of writing. It is also possible that later adjacent excavation may reveal inadequate below ground structure. The reference specification includes specification and method for possible additional works that may be reasonably required – for example: masonry crack stitching, wall reinforcement, new or replacement steelwork, lintel replacement or underpinning works. These items are marked (provisional).

(iii) Structural assessment and repairs: Prior to commencing any previously unforeseen reconstruction, a structural engineer should be appointed to provide a detailed design to include: temporary works; proposed remedial works to retained structural elements; assessment of any retained structural timbers and identification of the need for further timber treatment or strengthening/splicing. A method statement for the order of works should be provided by the contractor or temporary works engineer, to ensure the structural stability and safe working methods of the building in both temporary and permanent conditions. The structural proposal should be provided to the LPA in writing for approval before commencing in accordance with the requirements of the above planning condition (i).

(iv) Sequence of Works: For the purposes of this Schedule, we have assumed works shall be sequenced broadly as follows:

- Enabling works to include removal of asbestos containing materials by licensed contractor

- Removal of surface cabling/pipework and such cabling/pipework as can be reasonably accessed by careful removal of floor boards.

- Demolition of existing rear extensions, timed to meet the ecology (bat hibernation period) requirements.

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- Repairs to/conservation of existing wall plaster and ceilings where identified in the schedule below.

- Initial boarding to lath and plaster ceilings to ensure the integrity of the existing plaster is protected and retained during the works undertaken in the room below.

- Careful formation of structural wall alterations and new openings necessary to achieve the approved plan layouts, leaving existing cornices intact.

- Insertion of new steelwork as identified by the structural engineer to strengthen floors or support internal walls

- Encapsulation of the retained features by new wall or ceiling construction, or floor coverings as described in the schedule below.

(v) Health and Safety:

The following legislation applies in particular to the works contained in this schedule:

The Construction (Design & Management) Regulations 2015 Control of Lead at Work Regulations 2002 Control of Asbestos Regulations 2012

Asbestos: A survey has been carried out and significant amounts of asbestos have been identified within the building. The removal of all identified asbestos containing materials should be carried out by a specialist licensed contractor taking all necessary safety precautions to comply with the Control of Asbestos and CDM regulations. This should be carried out as an enabling contract with no other trades on site.

Asbestos Awareness: Due to the possibility of further asbestos being uncovered, the contractor should ensure all site operatives are trained in asbestos awareness, to include visual recognition of typical asbestos containing materials and procedures to deal with the discovery of suspect material (ACM).

Lead containing paints: Due to the age of the building, it is highly likely that wall coverings, ceiling coverings and joinery decorations may contain lead-based paints and pigments. The preferred method to avoid exposure to the risks of airborne lead-based particulates is to over-paint or to provide a wall lining paper. Where this is unavoidable (eg stripping of wall paper or to provide a suitable level of decoration preparation or key), contractors should ensure they have adequate assessment and methods in place for controlling this work, to meet their duties under both the Control of Lead at Work and CDM Regulations. Suggested methods for removal are set out below:

- Wire brushing or wet hand scraping with the aid of a non-flammable solvent or abrasive compound. Liquid paint removers can be used on small areas, such as windowsills, doors and woodwork. Read and follow the manufacturer's instructions and warning labels.

- Wet hand sanding and/or power sanding with HEPA filters. Only wet hand sanding and/or an electric sander equipped with a HEPA filtered vacuum attachment should be used. Dry hand sanding should never be done.

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- Heat stripping, using a low temperature heat gun, followed by hand scraping. Heat guns pose a fire hazard, and make lead dust and vapours, so they should be used only by experienced workers wearing respirators.

In all cases suitable personal protective equipment should be determined and provided by the contractor. They should consider the use of gloves, safety glasses, face masks or respirators and disposable coveralls.

Lime based plasters and mortars: The specifications below include the use of Natural Hydraulic Lime (NHL). Hydraulic lime products are irritating to the eyes and skin and can cause burns in the presence of moisture. It is advisable to ensure that eye wash is available when hydrated lime, natural hydraulic lime, lime putty, hydraulic lime mortar or fine lime plaster is handled. Follow manufacturer’s recommendations for storage, handling and use. In particular: Establish manufacturer’s figure for Workplace Exposure Limit (WEL). Handling systems should preferably be enclosed or suitable ventilation installed to maintain atmospheric dust below the WEL. Suitable personal protected equipment should be worn. If atmospheric dust exceeds WEL, approved dust respirators or air-streamed helmets should be worn.

(vi) Pre-demolition/alterations recording:

A detailed high resolution photographic record has been submitted to the Local Planning Authority to accompany the Listed Building Consent and further hard and electronic copies have been deposited with the Dyfed Archaeological Trust by the LPA.

(vii) Temporary Works:

The contractor should obtain a structural engineer’s design and provide a method statement for temporary works, including structural propping to ensure the safe retention of existing building fabric during the formation of openings, scaffold design and provision of safe working areas. Designs should take into account the need to stack any materials, temporarily or permanently, on external scaffolding or existing floors.

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Section 2: Key Plans

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Section 3: Schedule of Works All ‘item’ references refer to the relevant part of Section 4, the ‘Reference Specification’. BASEMENT AREA 1 Generally area comprises exposed masonry walls, open floor joists above (no ceiling present). Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Inspect 4No timber lintels for structural soundness and rot/infestation and:

- Where sound condition lintels to remain in place - If structurally sound but in need of treatment – apply timber treatment as item 2.1.1 - If found to be structurally unsound, to be replaced in pre cast concrete lintels as item

2.1.1

0.02 Insert new structural steelwork as required to form proposed openings in floor above as item 2.1.2, including alterations to existing floor joists and any additional floor strengthening works as structural engineer’s specification.

0.03 Repoint as necessary to front wall and party wall in lime based mortar in accordance

with item 2.5.1 0.04 Make good holes in mixed masonry to rear wall in accordance with 2.5.2 0.05 Install high level vents to existing flues in party wall to enable air to circulate through

existing masonry flues, using air bricks and making good stonework around vents as item 2.5.1.

0.06 Hack of existing remains of gypsum based plaster to high level to front and front end

of side walls, and where necessary make good pointing as item 2.5.1. 0.07 to existing solid floors, take up modern tile covering and floor screed, to expose

existing concrete slab floor. 0.08 To left hand fire place to party wall, replace spalled stonework at low level as item

2.5.2.

Ref Photo 0.08 0.09 Remove misc joinery items from side wall (adjacent area 2)

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Ref photo 0.09 0.10 Remove exposed redundant pipework and cables from existing walls. 1. Proposed Shell Works: 1.01 Apply painted damp proof membrane to existing concrete floor slabs only, as item

1.2.1. 1.02 Fix low level studded membrane tanking system to external walls with fixings through

mortar joints only where possible, as item 2.5.3. 1.03 Fix plasterboard lining over tanking membrane and to existing masonry walls as item

2.5.5. 1.04 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.2 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as

item 4. 2.04 Services installation to be carried out to guidance given in item 5.

BASEMENT AREA 2 Generally area comprises exposed masonry walls, with asbestos tile ceiling over. Some modern steel and precast concrete lintels are present above masonry door/window openings. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove existing asbestos ceiling covering and all associated hangers/fixings by

enabling contractor, as noted Section 1 (iv) & (v). 0.02 Inspect 1No timber lintel for structural soundness and rot/infestation - to external leaf

only over external doorway to front and:

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- Where sound condition, lintel to remain in place - If structurally sound but in need of treatment – apply timber treatment as item 2.1.1 - If found to be structurally unsound, to be replaced in pre cast concrete lintels as item

2.1.1

0.03 Insert new structural steelwork as required to replace any inadequate existing support to structural engineer’s design as item 2.1.2, including any additional floor strengthening works to structural engineer’s specification.

0.04 Repoint as necessary to front wall in lime based mortar in accordance with item 2.5.1 0.05 To existing solid floors, take up existing (modern) timber laminate floor on battens to

reveal existing rough concrete solid floor covering. 0.06 At base of window to right hand side of front wall, replace spalled stonework at low

level as item 2.5.2.

Ref Photo 0.06

0.07 Remove embedded misc timbers from front wall and repoint in lime based mortar in

accordance with item 2.5.1. 0.08 Remove drylining & joinery to wall adjacent to area 1 0.09 Remove exposed redundant pipework and cables from existing walls & exposed floor

joists above. 1. Proposed Shell Works: 1.01 Jet clean floor surface to leave free loose material and apply painted damp proof

membrane to existing concrete floor slabs only, as item 1.2.1. 1.02 Fix low level studded membrane tanking system to external walls with fixings through


2.5.5. 1.04 To area surrounding exposed fireplace, apply lime based plaster as identified on

approved drawings and as spec item 2.5.4 1.05 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.2 1.06 To existing brickwork fireplace, clean brickwork to be exposed as item 2.5.6, replace

3No damaged bricks to match the existing, rake-out to 20-25mm depth and repoint as item 2.5.1.

1.07 To stone pier wall to left hand side of retained fireplace, insert new stones and make

good stone masonry in accordance with 2.5.2.

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2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as


BASEMENT AREA 3 Generally area comprises exposed masonry walls, with asbestos tile ceiling over. Some modern steel and precast concrete lintels are present above masonry door/window openings. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove brick/block infill to existing door opening to front wall. 0.02 Remove existing asbestos ceiling covering and all associated hangers/fixings by

enabling contractor, as noted Section 1 (iv) & (v). 0.03 Inspect 3No timber lintels/embedded beam for structural soundness and rot/infestation

- to external leaf only over external doorway to front and:

- Where sound condition, lintel to remain in place - If structurally sound but in need of treatment – apply timber treatment as item 2.1.1 - If found to be structurally unsound, to be replaced in pre cast concrete lintels as item

2.1.1

0.04 Insert new structural steelwork as required to replace any inadequate existing support to structural engineer’s design as item 2.1.2, including any additional floor strengthening works to structural engineer’s specification.

0.05 Where existing fire places are blocked/bricked-up to side/external wall, cut new

engineering bricks to fill holes and repair as item 2.5.2. 0.06 Install high level vents to existing flues in party wall to enable air to circulate through

existing masonry flues, using air bricks and making good stonework around vents as item 2.5.1.

0.07 Remove any embedded misc timbers and repoint to inside face of front and side

external walls in lime based mortar in accordance with item 2.5.1 0.08 Hack of existing remains of gypsum based plaster to rear wall, and where necessary

make good pointing as item 2.5.1. 0.09 To existing solid floors, take up existing (modern) timber laminate floor on battens to

reveal existing solid floor (partially slate or quarry tiles). 0.10 Remove redundant truss wall timbers from existing floor to prevent rot and fill voids

with concrete.

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Ref Photo 0.10

0.11 To rear wall (right hand side) prop existing stone wall and remove embedded pipes

and in-fill brickwork and repair in accordance with item 2.5.2. 0.12 Remove exposed redundant pipework and cables from existing walls & exposed floor

joists above. 1. Proposed Shell Works: 1.01 Loose lay visqueen damp proof membrane over existing slate/stone flag or quarry tile

floors to preserve below new floor, as item 1.2.2. 1.02 Fix low level studded membrane tanking system to external walls with fixings through


2.5.5. 1.04 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.2 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as


BASEMENT AREA 4 Generally area comprises lined walls, plaster (with asbestos content) ceiling over, staircase to ground floor.

0. Remedial works:

0.01 Strip all joinery, cupboards and hardboard wall linings.

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0.02 Remove asbestos containing ceiling lining by enabling contractor, as noted Section 1 (iv) & (v)

0.03 Remove staircase and demolish 2No walls as identified on approved drawings, in

accordance with item 0.1. 0.04 Remove exposed redundant pipework and cables from existing walls & exposed floor

joists above. 1. Proposed Shell Works: 1.01 Loose lay visqueen damp proof membrane over existing slate floor to preserve below

new floor, as item 1.2.2. 1.02 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.2 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as


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GROUND FLOOR AREA 1 Generally area comprises plastered walls with cornices present, damaged lath & plaster ceiling, partial floor void where original stairs have been removed, redundant hotel reception counter, and incomplete floor boards. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Inspect 1No timber lintel to rear wall for structural soundness and rot/infestation and:

- Where sound condition lintel to remain in place - If structurally sound but in need of treatment – apply timber treatment as item 2.1.1 - If found to be structurally unsound, to be replaced in pre cast concrete lintels as item

2.1.1

0.02 Install high level vents to existing flue in party wall to enable air to circulate through existing masonry flues, using air bricks and making good stonework and lime plaster around vents as item 2.5.1.

0.03 To party wall, remove modern mid-height panelling and high level ply boxing

complete. 0.04 To party wall – patch repair plaster as item 2.5.4. 0.05 To end wall, remove dry lining and patch re-point as item 2.5.1.

0.06 Carefully remove old reception area joinery, leaving original plaster and pillars in place

as shown on the approved drawings. Patch repair any plaster as necessary as spec item 2.5.4.

0.07 Carefully remove modern vertical boarding to wall adjacent to area 2 and take down modern internal porch structure and doors as shown on approved drawings. Patch repair any plaster as necessary as spec item 2.5.4.

0.08 Remove modern picture rail from all round room (not original) and patch repair plaster

as item 2.5.4 0.09 Remove exposed redundant pipework and cables from existing walls, and locally take

up existing floor boards to enable removal of existing services and retain boards for re-laying.

0.10 To existing floor boards, take up or drive down protruding screws/nails (from previous

overlaid floor). 0.11 To existing ceiling, remove damaged plaster ceiling roses (not original – see photo

below - note ceiling paper present above rose):

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Ref Photo 0.11

0.12 To existing ceiling, patch repair lath & plaster as set out in item 3.3.1. 0.13 To area of missing plasterwork to front (see ref photo below), cut back plaster to line

of timber beam, leaving sound existing laths and existing perimeter cornices in place where present. Replace timber laths where necessary and repair as item 3.3.1.

Ref Photo 0.13

0.14 Strip wall paper to existing walls where degraded/damp and strip wall paper to front

wall and prepare for decoration, noting safety precautions for lead containing paints identified in Section 1 (v).

1. Proposed Shell Works: 1.01 Insert new structural steelwork as required to form proposed openings in floor below

or to strengthen floor above as item 2.1.2, including alterations to existing floor joists. 1.02 Fit proposed new stair structure as approved drawing OP3:SK64/A and item 2.4.1. 1.03 Re-lay existing floor boards as item 2.2.1 (nailed).

1.04 Where existing floor boards are missing, or to new floor joists, supply and fit matching

boards screw fixed as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 Existing joinery architraves to party wall to be retained and exposed in proposed

scheme, sand to suitable surface and redecorate as item 3.4.1, noting safety precautions for lead containing paints identified in Section 1 (v).

1.07 New internal walls as item 2.7.3, laid out as approved drawings. 1.08 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3

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1.09 To bay windows – re-glaze and fit secondary glazing as approved drawings.

Redecorate timberwork as item 3.4.1. 1.10 To front facing walls – existing joinery to be retained on show and decorated as item

3.4.1. 1.11 To front facing walls – decorate existing or new/repaired lime plaster as item 3.1.2. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation

as outlined in reference specification. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as


GROUND FLOOR AREA 2 Generally area comprises plastered walls with cornices present, lath & plaster ceiling, fixed seating, and partially tiled timber floor. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 remove overlaid modern floor tiles and plywood overlay complete. 0.02 Remove modern fixed seating, corner shelf & light fittings. 0.03 Patch repair plaster as item 2.5.4 where needed following removal of joinery. 0.04 Strip wall paper to existing walls where degraded/damp and strip wall paper to front


0.05 Remove exposed redundant pipework and cables from existing walls, and locally take


1. Proposed Shell Works: 1.01 Insert new structural steelwork as required to strengthen floor above to structural

engineer’s specification, in accordance with item 2.1.2. 1.02 Form opening in wall to rear adjacent to existing stair well as shown on approved

plans, using method identified in item 0.2 1.03 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).

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boards screw fixed as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To bay windows – re-glaze and fit secondary glazing as approved drawings.





GROUND FLOOR AREA 3 Generally area comprises former entrance lobby with plastered walls with cornices present, timber boarded (modern) ceiling, former entrance door. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove timber ceiling and framework complete. 0.02 Remove vertical timber wall cladding complete. 0.03 Patch repair plaster as item 2.5.4 where needed following removal of false ceiling &

wall cladding. 0.04 Remove exposed redundant pipework and cables from existing walls, and locally take


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engineer’s specification, in accordance with item 2.1.2. 1.02 Form opening in side wall adjacent to area 5 as shown on approved plans, using

method identified in item 0.2 1.03 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).


boards screw fixed as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To front facing walls – existing joinery to be retained on show and decorated as item

3.4.1. 1.09 Existing door to be retained and treated as identified in approved detail drawing. To be

decorated as items 3.4.1 & 3.4.2. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation



GROUND FLOOR AREA 4 Generally area comprises stair well with cornices & plaster detailing present, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove stair structure complete up to first floor landing level as identified on the

approved drawings 0.02 Remove any remaining existing skirting around stair and wall to be removed. 0.04 Take up vinyl floor covering. 0.05 Remove ply boxing and shelves complete from ante room.

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0.03 Patch repair plaster as item 2.5.4 where needed following removal of staircase & misc

modern joinery. 0.04 Remove exposed redundant pipework and cables from existing walls, and locally take


1. Proposed Shell Works: 1.01 Form opening in wall adjacent to stair well as shown on approved plans, using method

identified in item 0.2 1.02 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).


boards screw fixed as item 2.2.2. 1.04 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.05 Existing decorative archway opposite to stairs to be retained and encapsulated in wall

lining as shown on approved drawings as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.09 To rear wall of ante-room – existing joinery architrave only to be retained on show and

decorated as item 3.4.1.

Ref Photo Item 1.09 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation



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GROUND FLOOR AREA 5 Generally area comprises plastered walls with cornices present, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Strip modern joinery from rear wall and take out new doorway to reveal existing opening. 0.02 Strip wall paper to existing walls where degraded/damp and strip wall paper to front


0.03 Patch repair plaster as item 2.5.4 where needed following the above. 0.04 Remove exposed redundant pipework and cables from existing walls, and locally take



engineer’s specification, in accordance with item 2.1.2. 1.02 Form opening in wall adjacent to area 3 as shown on approved plans, using method

identified in item 0.2 1.03 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).





as outlined in reference specification. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4

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2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as item 4.

2.04 Services installation to be carried out to guidance given in item 5.


0. Remedial works: 0.01 Remove laminate lining from doorway, shelves, dado rail (not original) & vinyl floor

covering. 0.02 Strip wall paper to existing walls where degraded/damp and strip wall paper to front





engineer’s specification, in accordance with item 2.1.2. 1.02 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).




3.4.1. 1.09 To front facing walls – decorate existing or new/repaired lime plaster as item 3.1.2.

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2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation




0. Remedial works: 0.01 Remove modern door and infill from rear arched opening (arched opening and

surround to be retained) 0.02 Strip wall paper to existing walls where degraded/damp and strip wall paper to front







boards screw fixed as item 2.2.2. 1.04 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.05 New internal walls as item 2.7.3, laid out as approved drawings. 1.06 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation

as outlined in reference specification.

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2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as


GROUND FLOOR AREA 8 Generally area comprises stairwell with plastered walls with cornices & other plaster detail present, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below. 0. Remedial works: 0.01 Strip wall paper to existing walls and prepare for decoration, noting safety precautions

for lead containing paints identified in Section 1 (v). 0.02 Patch repair plaster as item 2.5.4 where needed following the above. 0.03 Remove light fitting from decorative arch. Arch to be sanded to prepare for decoration,

noting safety precautions for lead containing paints identified in Section 1 (v). 0.04 Remove exposed redundant pipework and cables from existing walls, and locally take


0.05 Replace 2No broken floor boards as item 2.2.2. 0.06 Remove door frame & panelling from underside of stairs, as photograph below.

Panelling to lowest flight to be retained.

Item 0.06: Left hand photo: damaged panelling & door frame to be removed. Right hand photo: original panelling below stair string to remain

Formatted: Font: 9 pt

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1. Proposed Shell Works: Work to stair structure: 1.01 Tighten-up existing stair joinery joint and prop from below if necessary to rectify

dropped stair treads as item 2.4.1. 1.02 Strip existing paintwork from balusters and side of treads, risers and strings. 1.03 Prepare/re-decorate as item 2.4.2, 2.4.3 & 3.4.1. Handrail to be painted in dark

(contrasting) colour. 1.04 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).


boards screw fixed as item 2.2.2. 1.06 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.07 Fit proposed MF ceiling system to the underside of landing floor joists above as item

3.3.3 – note this is to the stair landing areas continuous with the corridor only, and not to the underside of the stair.


as outlined in reference specification. 2.02 Stair carpet to be provided as runner with seamed edges (not cut around balusters),

and aluminium nosings. 2.03 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.04 Services installation to be carried out to guidance given in item 5.

GROUND FLOOR AREA 9 Generally area comprises plastered walls, with unplastered (bare stone) rear wall, with modern cornices present & modern plasterboard ceiling. A toilet cubicle has been constructed in the corner of the existing room. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove modern toilet room complete as shown on the approved drawings, including

taking down stud walls and false ceiling to corner of area 9. 0.02 Strip tiles to former toilet walls. 0.03 Remove coathooks and other fittings from walls.

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0.04 Strip wall paper to existing walls where degraded/damp and strip wall paper to front wall and prepare for decoration, noting safety precautions for lead containing paints identified in Section 1 (v).

0.05 Patch repair plaster as item 2.5.4 where needed following the above. 0.06 Repair or replace sash window and fix shut, as identified on approved drawings. 0.07 Complete gap to side wall (underside of stairs) in studwork and plasterboard as item

2.7.3.

Ref Photo 0.07 0.08 Remove exposed redundant pipework and cables from existing walls, and locally take


To rear wall:

0.09 Inspect 1No timber lintel for structural soundness and rot/infestation and:

- Where sound condition lintels to remain in place - If structurally sound but in need of treatment – apply timber treatment as item 2.1.1 - If found to be structurally unsound, to be replaced in pre cast concrete lintels as item

2.1.1 0.10 Remove embedded timber in joints, repair stone below right hand window jamb and

re-point as item 2.5.2. 0.11 Provide new lime based plaster to rear stone wall as item 2.5.4.

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Ref Photo 0.09, 0.10, 0.11 1. Proposed Shell Works: 1.02 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).

1.03 Where 2No existing floor boards are missing, supply and fit matching boards screw

fixed as item 2.2.2. 1.04 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.05 New internal walls as item 2.7.3, laid out as approved drawings. 1.06 Decorate sash window timberwork as item 3.4.1. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation



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GROUND FLOOR AREA 10 Generally area comprises former entrance lobby with plastered walls, modern plaster board low false ceiling, and former entrance door. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove plasterboard low ceiling and framework complete. 0.02 Remove modern dado rail & modern door & frame complete. 0.04 Strip wall paper to existing walls and prepare for decoration, noting safety precautions

for lead containing paints identified in Section 1 (v). 0.03 Patch repair plaster as item 2.5.4 where needed following removal of false ceiling &

dado. 0.04 Remove exposed redundant pipework and cables from existing walls, and locally take



engineer’s specification, in accordance with item 2.1.2. 1.02 Form opening in side wall adjacent to areas 6 & 11 as shown on approved plans,

using method identified in item 0.2 1.03 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).


boards screw fixed as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To front facing walls – existing joinery to be retained on show and decorated as item

3.4.1. 1.09 Existing door to be retained and treated as identified in approved detail drawing. To be

decorated as items 3.4.1 & 3.4.2. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation

as outlined in reference specification. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4.

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2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as item 4.



0. Remedial works: 0.01 Remove fixtures, including cupboard in alcove (not original), floor mounted safe,

desking, corner WC & walls.

Ref Photo 0.01 0.02 Strip wall paper to existing walls and ceiling (degraded/damp) and strip wall paper to

front wall and prepare for decoration, noting safety precautions for lead containing paints identified in Section 1 (v).





1.03 Where existing floor boards are missing – approx. 30% of area - supply and fit

matching boards screw fixed as item 2.2.2. 1.04 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2.

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1.05 New internal walls as item 2.7.3, laid out as approved drawings. 1.06 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.07 To bay windows – re-glaze and fit secondary glazing as approved drawings.





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FIRST FLOOR AREA 1 Generally area comprises plastered walls with partially sanded paintwork, incomplete cornice, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 remove high level asbestos containing boxing pipework boxing as enabling works, as

set out in Section 1 (v). 0.02 Strip joinery bedheads from walls and take down modern bathroom studwork wall. 0.03 Patch repair plaster as item 2.5.4 where needed following the above. 0.04 Prepare existing walls for decoration, noting safety precautions for lead containing

paints identified in Section 1 (v) (to be exposed in proposed linen store). 0.05 Repair 3No holes to lath & plaster ceiling following specification item 3.3.1. 0.06 Remove exposed redundant pipework and cables from existing walls, and locally take


1. Proposed Shell Works: 1.01 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).

1.02 Where existing floor boards are missing (5No required), supply and fit matching

boards screw fixed as item 2.2.2. 1.03 New internal walls as item 2.7.3, laid out as approved drawings. 1.04 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.05 To existing skirting and cupboard (to be exposed in linen store) – existing joinery to be

retained on show and decorated as item 3.4.1. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation



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FIRST FLOOR AREA 2 Generally area comprises plastered walls with partially sanded paintwork, cornices present, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


set out in Section 1 (v). 0.02 Strip joinery bedheads from walls. 0.03 Prepare front walls for decoration, noting safety precautions for lead containing paints

identified in Section 1 (v) (side walls to be encapsulated – no further works to surface finish required).

0.04 Patch repair plaster as item 2.5.4 where needed following the above. 0.05 Repair 9No holes to lath & plaster ceiling following specification item 3.3.1. 0.06 Remove exposed redundant pipework and cables from existing walls, and locally take


0.07 Replace skirting block to right hand side of right hand bay window in softwood to

match existing, decorate as item 3.4.1. 1. Proposed Shell Works: 1.01 Insert new structural steelwork as required to strengthen floor above to structural

engineer’s specification, in accordance with item 2.1.2. 1.02 Form opening in wall between two rooms to area 2 and bathroom walls as shown on

approved plans, using method identified in item 0.2 1.03 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).

1.04 Where existing floor boards are missing (approx. 30% new floor required), supply and

fit matching boards screw fixed as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To bay windows – re-glaze and fit secondary glazing as approved drawings.



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2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4, preparation



FIRST FLOOR AREA 3 Generally area comprises staircase/well with modern asbestos containing partially glazed partition wall and fire door. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 remove asbestos containing partition wall as enabling works, as set out in Section 1

(v). 0.02 Patch repair plaster as item 2.5.4 where needed following the above. 0.03 Prepare existing walls for decoration, noting safety precautions for lead containing

paints identified in Section 1 (v). 0.04 Remove exposed redundant pipework and cables from existing walls, and locally take


1. Proposed Shell Works:

Work to stair structure: 1.01 Tighten-up existing stair joinery joint and prop from below if necessary to rectify



1.05 Where existing floor boards are missing, supply and fit matching boards screw fixed

as item 2.2.2. 1.06 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3

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FIRST FLOOR AREA 4 Generally area comprises existing corridor with plastered & papered walls, partial cornice, some decorative ceiling detail, doorway architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove vertical and high level asbestos pipework boxing as enabling works, as set

out in Section 1 (v). 0.02 Strip wall paper to existing walls and ceiling (degraded/damp) and prepare for

decoration, noting safety precautions for lead containing paints identified in Section 1 (v).





as item 2.2.2. 1.03 New internal wall to central stairwell (area 7) as item 2.7.3, laid out as approved drawings. 1.04 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.05 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.4. 1.06 To existing skirting and cupboard (to be exposed in linen store) – existing joinery to be

retained on show and decorated as item 3.4.1.

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as outlined in reference specification. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 Services installation to be carried out to guidance given in item 5.

FIRST FLOOR AREA 5 Generally area comprises plastered walls with partially sanded paintwork, incomplete cornice, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Take down modern bathroom walls and remove wall to corridor complete, as identified

on the approved drawings. 0.02 Patch repair plaster as item 2.5.4 to remaining walls. 0.03 Prepare existing walls for decoration, noting safety precautions for lead containing

paints identified in Section 1 (v) (to be exposed in proposed store room). 0.04 Repair lath & plaster ceiling where needed following removal of walls, to specification

item 3.3.1. 0.05 Remove exposed redundant pipework and cables from existing walls, and locally take



1.02 Where existing floor boards are missing supply and fit matching boards screw fixed as

item 2.2.2. 1.03 New internal walls as item 2.7.3, laid out as approved drawings. 1.04 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3. 1.05 To existing skirting (to be exposed in store) – existing joinery to be retained on show

and decorated as item 3.4.1. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation


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2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 All fixed/loose furniture to be provided to Premier Inn brand standard requirements as


FIRST FLOOR AREA 6 Generally area comprises plastered walls, cornices present, architrave details, lath & plaster ceiling overlaid with plasterboard between cornices, with textured finish. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.




0.04 Remove en-suite lowered ceiling, wall tiles and fixtures, including removal of walls to

adjacent area 8 as shown on approved drawings. 0.04 Patch repair plaster as item 2.5.4 where needed following the above. 0.05 Patch repair plaster as item 2.5.4 to corridor wall. 0.06 Existing overlaid ceiling to remain in place. 0.07 Remove exposed redundant pipework and cables from existing walls, and locally take



engineer’s specification, in accordance with item 2.1.2. 1.02 Form opening in wall between en-suites and adjacent area 8 as shown on approved



boards screw fixed as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings.

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1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To bay windows – re-glaze and fit secondary glazing as approved drawings.


3.4.1. 1.10 To front facing walls – decorate existing or new/repaired lime plaster as item 3.1.2. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4, preparation



FIRST FLOOR AREA 7 Generally area comprises staircase/well with modern asbestos containing partially glazed partition wall and fire door. Stair well is to remain in place and closed-off by new studwork walls (not used for circulation). Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


(v). 0.02 Patch repair plaster as item 2.5.4 where needed following the above. 0.03 Remove exposed redundant pipework and cables from existing walls, and locally take




as item 2.2.2. 1.03 New internal wall to contain stair well intact, constructed as item 2.7.3, laid out as

approved drawings. Wall to incorporate access panel for void access for maintenance purposes only.

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2. Fit-out: 2.01 Services installation to be carried out to guidance given in item 5, including void

detection.

FIRST FLOOR AREA 8 Generally area comprises plastered walls, cornices present, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


set out in Section 1 (v). 0.02 Strip joinery bedheads from walls. 0.03 Remove metal fittings from ceiling. 0.04 Take out existing built-in wardrobe (not original, see below)

Ref Photo 0.02/0.03/0.04 0.05 Prepare front walls for decoration, noting safety precautions for lead containing paints



adjacent area 6 as shown on approved drawings. 0.07 Patch repair plaster as item 2.5.4 where needed following the above. 0.08 Existing overlaid ceiling to remain in place. 0.09 Remove exposed redundant pipework and cables from existing walls, and locally take


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FIRST FLOOR AREA 9 Generally area comprises plastered walls, modern cornice, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Strip joinery bedheads from walls and take down studwork walls as identified on

approved drawings. 0.03 Patch repair plaster as item 2.5.4 where needed following the above. 0.04 Prepare existing rear walls for decoration, noting safety precautions for lead

containing paints identified in Section 1 (v) (to be exposed in proposed linen store).

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as item 2.2.2. 1.03 New internal walls as item 2.7.3, laid out as approved drawings. 1.04 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.05 To existing skirting and window architrave (to be exposed to rear wall of bedroom) –

existing joinery to be retained on show and decorated as item 3.4.1. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation




0. Remedial works: 0.01 Strip joinery bedheads from walls. 0.02 Prepare front walls for decoration, noting safety precautions for lead containing paints


0.03 Remove en-suite lowered ceiling, wall tiles, vinyl flooring and fixtures, including

removal of walls to adjacent area 13 as shown on approved drawings. 0.04 Patch repair plaster as item 2.5.4 where needed following the above. 0.05 Patch repair plaster as item 2.5.4 to corridor wall.

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0.06 Remove exposed redundant pipework and cables from existing walls, and locally take up existing floor boards to enable removal of existing services and retain boards for re-laying.





as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To bay windows – re-glaze and fit secondary glazing as approved drawings.





FIRST FLOOR AREA 11 Generally area comprises staircase/well with modern asbestos containing partially glazed partition wall and fire door. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


(v).

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0.02 Patch repair plaster as item 2.5.4 where needed following the above. 0.03 Prepare existing walls for decoration, noting safety precautions for lead containing








as item 2.2.2. 1.06 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 –

note this is to the stair landing areas continuous with the corridor only, and not to the underside of the stair.




FIRST FLOOR AREA 12 Generally area comprises plastered & papered walls, with part unplastered (bare stone) rear wall, with no cornices present & modern plasterboard ceiling. A toilet cubicle has been constructed to the side of the existing room. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove modern toilet room complete as shown on the approved drawings, including

taking down stud walls and false ceiling to corner of area 12.

Formatted: Font: Bold

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0.02 Strip tiles to former toilet walls. 0.03 Remove modern fittings from walls. 0.04 Strip wall paper to existing walls where degraded/damp and prepare for decoration,

noting safety precautions for lead containing paints identified in Section 1 (v). 0.05 Patch repair plaster as item 2.5.4 where needed following the above. 0.06 Repair or replace sash window and fix shut, as identified on approved drawings. 0.07 Remove exposed redundant pipework and cables from existing walls, and locally take


0.08 Repair stone below left hand window jamb and re-point as item 2.5.2. 0.09 Provide new lime based plaster to rear stone wall as item 2.5.4. 1. Proposed Shell Works: 1.01 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).

1.02 Where 2No existing floor boards are missing, supply and fit matching boards screw

fixed as item 2.2.2. 1.03 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.04 New internal walls as item 2.7.3, laid out as approved drawings. 1.05 Decorate sash window timberwork as item 3.4.1. 1.06 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation




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adjacent area 10 as shown on approved drawings. 0.05 Patch repair plaster as item 2.5.4 where needed following the above. 0.06 Remove exposed redundant pipework and cables from existing walls, and locally take





1.04 Where existing floor boards are missing (min 5No required), supply and fit matching





item 4.

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SECOND FLOOR AREA 1 Generally area comprises plastered walls with partially sanded paintwork, no cornice present, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


set out in Section 1 (v). 0.02 Strip joinery bedheads from walls and take down modern bathroom studwork wall. 0.03 Patch repair plaster as item 2.5.4 where needed following the above. 0.04 Prepare existing walls for decoration, noting safety precautions for lead containing

paints identified in Section 1 (v) (to be exposed in proposed linen store). 0.05 Repair 3No holes to lath & plaster ceiling following specification item 3.3.1. 0.06 Remove exposed redundant pipework and cables from existing walls, and locally take




boards screw fixed as item 2.2.2. 1.03 New internal walls as item 2.7.3, laid out as approved drawings. 1.04 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.05 To existing skirting and cupboard (to be exposed in linen store) – existing joinery to be

retained on show and decorated as item 3.4.1. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation



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SECOND FLOOR AREA 2 Generally area comprises plastered walls with partially sanded paintwork, no cornice present, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.




0.04 Patch repair plaster as item 2.5.4 where needed following the above. 0.05 Repair 7No holes to lath & plaster ceiling following specification item 3.3.1. 0.06 Replace damaged floor boards & where vinyl tile have been adhered to bathroom floor

boards. 0.07 Remove exposed redundant pipework and cables from existing walls, and locally take



engineer’s specification, in accordance with item 2.1.2. 1.02 Form opening in wall between two rooms to area 2 and bathroom walls as shown on

approved plans, using method identified in item 0.2 1.03 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).

1.04 Where existing floor boards are missing (approx. 20% new floor required), supply and

fit matching boards screw fixed as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To bay windows – re-glaze and fit secondary glazing as approved drawings.



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SECOND FLOOR AREA 3 Generally area comprises staircase/well with modern asbestos containing partially glazed partition wall and fire door. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


(v). 0.02 Patch repair plaster as item 2.5.4 where needed following the above. 0.03 Strip off existing wall paper and prepare existing walls for decoration, noting safety

precautions for lead containing paints identified in Section 1 (v). 0.04 Remove exposed redundant pipework and cables from existing walls, and locally take



Work to stair structure: 1.01 Strip existing paintwork from balusters and side of treads, risers and strings. 1.02 Prepare/re-decorate as item 2.4.2, 2.4.3 & 3.4.1. Handrail to be painted in dark







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2.02 Stair carpet to be provided as runner with seamed edges (not cut around balusters),


SECOND FLOOR AREA 4 Generally area comprises existing corridor with plastered & papered walls, no cornice, simple doorway architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Strip wall paper to existing walls and ceiling and prepare for decoration where to be

exposed on application drawings, noting safety precautions for lead containing paints identified in Section 1 (v).





as item 2.2.2. 1.03 New internal wall to central stairwell (area 7) as item 2.7.3, laid out as approved drawings. 1.04 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.05 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.4. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation

as outlined in reference specification. 2.02 All new doors and new joinery items to be in accordance with item 2.8 & 4 2.03 Services installation to be carried out to guidance given in item 5.

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SECOND FLOOR AREA 5 Generally area comprises plastered walls with partially sanded paintwork, incomplete cornice, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Take down modern bathroom walls and remove wall to corridor complete, as identified

on the approved drawings. 0.02 Patch repair plaster as item 2.5.4 to remaining walls. 0.03 Strip wall paper from existing walls and prepare for decoration, noting safety

precautions for lead containing paints identified in Section 1 (v) (to be exposed in proposed corridor).

0.04 Repair lath & plaster ceiling where needed following removal of walls, to specification

item 3.3.1. 0.05 Remove exposed redundant pipework and cables from existing walls, and locally take



1.02 Where existing floor boards are missing (4No) supply and fit matching boards screw

fixed as item 2.2.2. 1.03 New internal walls as item 2.7.3, laid out as approved drawings. 1.04 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation



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SECOND FLOOR AREA 6 Generally area comprises plastered walls, no cornices present, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


set out in Section 1 (v). 0.02 Strip joinery bedheads from walls. 0.03 Prepare front wall for decoration, noting safety precautions for lead containing paints



adjacent area 8 as shown on approved drawings. 0.04 Patch repair plaster as item 2.5.4 where needed following the above, and to 2No

holes to en-suite/bedroom wall. 0.05 To low level corridor wall, repair plaster as item 2.5.4 prior to encapsulating.

Ref Photo 0.05 0.06 Existing overlaid ceiling to remain in place. 0.07 Remove exposed redundant pipework and cables from existing walls, and locally take





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1.04 Where existing floor boards are missing (min 1No required), supply and fit matching boards screw fixed as item 2.2.2.

1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To bay windows – re-glaze and fit secondary glazing as approved drawings.





SECOND FLOOR AREA 7 Generally area comprises staircase/well with modern asbestos containing partially glazed partition wall and fire door. Stair well is to remain in place and closed-off by new studwork walls (not used for circulation). Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


(v). 0.02 Patch repair plaster as item 2.5.4 where needed following the above. 0.03 Remove exposed redundant pipework and cables from existing walls, and locally take




as item 2.2.2.

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1.03 New internal wall to contain stair well intact, constructed as item 2.7.3, laid out as approved drawings. Wall to incorporate access panel for void access for maintenance purposes only.

2. Fit-out: 2.01 Services installation to be carried out to guidance given in item 5, including void

detection.

SECOND FLOOR AREA 8 Generally area comprises plastered walls, modern cornices present, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


set out in Section 1 (v). 0.02 Existing built-in wardrobe to be retained and encapsulated by wall lining

Ref Photo 0.04 0.03 Prepare front walls for decoration, noting safety precautions for lead containing paints identified in Section 1 (v) (side walls to be encapsulated – no further works to surface finish required). 0.04 Remove en-suite lowered ceiling, wall tiles and fixtures, including removal of walls to

adjacent area 6 as shown on approved drawings. 0.05 Patch repair plaster as item 2.5.4 where needed following the above. 0.06 Remove modern ceiling light rose from ceiling. 0.07 Remove exposed redundant pipework and cables from existing walls, and locally take


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SECOND FLOOR AREA 9 Generally area comprises plastered walls, modern cornice, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Strip joinery bedheads from walls and take down studwork walls and bathroom/store

room complete, as identified on approved drawings. Strip tiles from remaining existing walls.

0.03 Patch repair plaster as item 2.5.4 where needed following the above.

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0.04 Prepare existing rear walls for decoration, noting safety precautions for lead containing paints identified in Section 1 (v) (to be exposed in proposed linen store).





as item 2.2.2. 1.03 New internal walls as item 2.7.3, laid out as approved drawings. 1.04 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.05 To existing skirting and window architrave (to be exposed to rear wall of bedroom) –

existing joinery to be retained on show and decorated as item 3.4.1. 2. Fit-out: 2.01 All floor, wall and ceiling finishes to be provided in accordance with item 4 preparation



SECOND FLOOR AREA 10 Generally area comprises plastered walls, cornices present, architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Strip joinery bedheads, mirrors etc. from walls. 0.02 Remove built-in (modern) cupboards complete (see photo below)

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Ref Photos 0.02 0.03 Prepare front walls for decoration, noting safety precautions for lead containing paints


0.04 Remove en-suite lowered ceiling, wall tiles, vinyl flooring and fixtures, including

removal of walls to adjacent area 13 as shown on approved drawings. 0.05 Patch repair plaster as item 2.5.4 where needed following the above. 0.06 Patch repair plaster as item 2.5.4 to corridor wall. 0.07 Remove exposed redundant pipework and cables from existing walls, and locally take





1.04 Where existing floor boards are missing or where pipework holes have been formed,

supply and fit matching boards screw fixed as item 2.2.2. 1.05 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.06 New internal walls as item 2.7.3, laid out as approved drawings. 1.07 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.08 To bay windows – re-glaze and fit secondary glazing as approved drawings.



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SECOND FLOOR AREA 11 Generally area comprises staircase/well with modern asbestos containing partially glazed partition wall and fire door. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


(v). 0.02 Patch repair plaster as item 2.5.4 where needed following the above. 0.03 Prepare existing walls for decoration, noting safety precautions for lead containing










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SECOND FLOOR AREA 12 Generally area comprises plastered & papered walls, with no cornices present. A shower room been constructed to the corner of the existing room. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.

0. Remedial works: 0.01 Remove modern shower room complete as shown on the approved drawings,

including taking down stud walls and false ceiling to corner of area 12. 0.02 Strip tiles to former toilet walls. 0.03 Remove fittings & headboards from walls. 0.04 Strip wall paper to existing walls where degraded/damp only. Prepare external walls

for decoration, noting safety precautions for lead containing paints identified in Section 1 (v).

0.05 Patch repair plaster as item 2.5.4 where needed following the above. 0.06 Repair or replace sash window and fix shut, as identified on approved drawings. 0.07 Remove exposed redundant pipework and cables from existing walls, and locally take




as item 2.2.2. 1.03 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.04 New internal walls as item 2.7.3, laid out as approved drawings. 1.05 Decorate sash window timberwork as item 3.4.1. 1.06 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3

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SECOND FLOOR AREA 13 Generally area comprises plastered walls, no cornices present, simple architrave details, lath & plaster ceiling. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below.


set out in Section 1 (v). 0.02 Strip joinery bedheads from walls. 0.03 Remove modern built-in cupboard (see photo below)

Ref Photo 0.03 0.04 Prepare front walls for decoration, noting safety precautions for lead containing paints



adjacent area 10 as shown on approved drawings. 0.05 Patch repair plaster as item 2.5.4 where needed following the above and to 2No

locations in wall separating from area 10.

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0.06 Repair or replace existing hardboard/timber lining to base and jambs of opening to bay window.






as item 2.2.2. 1.04 Wall lining: Where identified on approved drawings, fit wall lining as item 2.7.2. 1.05 New internal walls as item 2.7.3, laid out as approved drawings. 1.06 Fit proposed MF ceiling system to the underside of floor joists above as item 3.3.3 1.07 To bay windows – re-glaze and fit secondary glazing as approved drawings.





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THIRD FLOOR (ATTIC) AREA 1 Attic space with low ceiling height and sloping ceiling at eaves. Area 1 as shown on the approved drawings is to form a plant space. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below. 0. Remedial works: 0.01 Remove asbestos containing doors and partitions. 0.02 Make good 1No hole to ceiling by cutting-back to nearest joist, and providing

plasterboard with foil faced back (providing vapour control layer). Fill board joints to give tidy finish.

0.03 Remove internal walls as identified on the approved drawings. 1. Proposed Shell Works: 1.01 Insert new structural steelwork as required to strengthen floor to structural engineer’s

specification to accept new acoustic floor as identified on approved drawings & details. 1.02 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).


as item 2.2.2. 1.04 Overlay existing floor with insulation as identified on the approved drawings. 1.05 Existing dormer windows to be replaced with louvre panels as identified on the

approved drawings. 2. Fit-out: 2.04 Services installation to be carried out to guidance given in item 5.

THIRD FLOOR (ATTIC) AREA 1 Attic space with low ceiling height and sloping ceiling at eaves. Area 2 as shown on the approved drawings is to remain as unused space with permanent mechanical through-ventilation. The eastern access stair is to remain in place. Generally, the area is to be stripped-out of all modern fittings, cleaned and made structurally and constructionally sound to avoid future further degradation. Where necessary, location references for works are shown on the key plans in Section 2, using the numbering below. 0. Remedial works: 0.01 Remove asbestos containing doors and partitions.

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0.02 Make good ceiling and dormer cheeks where plaster is water damaged, loose or missing, by cutting-back to nearest joist, and providing plasterboard with foil faced back (providing vapour control layer). Fill board joints to give tidy finish.

0.03 Remove central stair structure as identified on approved drawings. 0.04 Remove all sanitaryware and misc modern joinery fittings/mirrors etc. 1. Proposed Shell Works: 1.01 Where central stair has been removed, fit new floor joists and fit new boards to match

existing, screw fixed as item 2.2.2. 1.02 Re-lay any existing floor boards that have been taken up as item 2.2.1 (nailed).


as item 2.2.2. 1.04 Overlay existing floor with insulation as identified on the approved drawings, and fit

permanent timber walkway. 1.05 Existing gable window to be replaced with louvre panels as identified on the approved

drawings, to enable through-ventilation. 1.06 Strip of paint and rust and re-paint existing metal roof lights as item 2.3.4 2. Fit-out: 2.04 Services installation to be carried out to guidance given in item 5, including constant

extract fan to masonry wall between area 1 & 2 to ensure ventilation of area 2 to avoid future degradation, and ‘void’ fire detection.

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Section 4: Reference Specification 0 Partial Demolition & Alterations 0.1 Partial Demolition

All demolition within the existing building is to be carried out carefully by hand, ensuring temporary propping and support is in place to all retained elements in accordance with the General Notes (Section 1). Particular care should be taken to ensure that existing plaster and joinery items remain intact during the works. Any unforeseen damage is to be reported to the Contract Administrator for liaison with the LPA before proceeding.

0.2 Forming New Openings in Existing Studwork Walls

It is likely that the construction of the internal lath and plaster studwork walls is a ‘truss wall’, which has structural integrity. The final method for forming a structural opening can only be fully determined when the walls are opened-up and the existing construction is exposed. In all cases, new openings shall be formed with a downstand frame or beam to enable the top portion of the wall, and any cornice at the wall/ceiling junction, to remain above the final MF ceiling level.

0.3 Forming New Openings in Existing Masonry Walls

No new openings are currently proposed in the main masonry cross-walls in the existing building. New openings are proposed to the rear masonry wall where the existing building adjoins the new rear extension. In all cases, these new openings shall be formed with a downstand beam to enable the top portion of the wall, and any cornice at the wall/ceiling junction, to remain above the final MF ceiling level. Obtain temporary propping detail before proceeding. The area around the proposed opening make have rubble infill which is likely to fall out when the new opening is formed and cause deformation to the wall above. 48 hours before forming the opening it is advisable to rake out some surrounding joints and inject sand:cement mortar into the central cavity to bind the rubble fill locally and prevent possible deformation to the wall above. All vertical openings should be saw cut to avoid the possibility of impact damage to the existing stonework. The use of misting or wet cutting is advisable to limit dust. To these structural openings the use of sand:cement mortar should be permitted and the opening propped until any new bedding or pointing has gained full strength. The mortar specification shall be to the structural engineer’s design. If there is any lack of bonding or lack of keyed/toothed stones at the new openings, insert remedial bonding ties to wall on completion. Use proprietary resin anchored tie bar complete with insertion sleeves, to achieve bonding at centres as may be required by structural engineer. In this situations only, the sand:cement mortar should be used and flush pointed at the time of working. These parts of wall shall become internal, therefore not affecting the breathability of the existing building.

1 Substructure 1.1 Foundations (provisional)

Mass Concrete Continuous Underpinning to Existing Structural Masonry Walls/Piers (provisional)

Location: as may be required by structural engineer, particularly to areas of excavation to the rear of the building where the existing condition may be uncovered.

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Preparation for Mass Concrete Underpinning

Programme: Carry out works in accordance with sequence/ programme identified on SE specification Generally, in sections of max width 800mm, every third section carried out in sequence with 3 days minimum curing time between each section.

Underpinning Design

Purpose: As may be required by SE to ensure stability of proposed conversion works. Extent: As recommended in structural report Type: Continuous mass concrete.

1.2 Ground Floors 1.2.1 Painted DPC

To be provided over existing (modern) concrete slabs only: Preparation: Floors to be cleared of loose material Application: 1-2 coats (to manufacturer’s recommendations of Bitumen base painted DPM.

1.2.2 Loose Laid Damp Proof Membrane To be installed over retained slate or quarry tile (original) solid floors only. Lay 1200 gauge Visqueen DPM, with min 150mm joint laps, all joints taped, in preparation for screed finish.

1.2.3 Polymer Modified Levelling Screed

Substrate: [In situ concrete slab]. Screed manufacturer: [Contractor's choice]. - Product reference: [Contractor's choice]. Screed construction: Fully bonded. Thickness: - Nominal: [20 mm]. - Minimum: [6 mm ]. - Maximum: [35 mm]. Mix: [To BS 8204-3, Table 2]. Flatness/ Surface regularity class: [SR2]. Finish: [Smooth floated, as clause 530]. - To receive: [Ceramic tiles].

1.2.4 Sand:cement Floor Screed

Substrate: [In situ concrete slab]. Screed construction: [Floating – on visqueen dpm]. - Reinforcement for crack control: [Steel fabric]. Thickness: - Nominal: [60 mm]. - Minimum: [50 mm]. Mix: - Proportions (cement:sand): [1:3-4.5]. Flatness/ Surface regularity class: [SR2]. Finish: [Smooth floated]. - To receive: [Ceramic tiles/carpet/vinyl flooring]. Other requirements: [Movement joints].

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2 Superstructure 2.1 Frame 2.1.1 Isolated Timber members Timber treatment:

Brush treat with a spirit based fungicide. Repair joinery with pre-treated timber or timber which has been dip-treated overnight in a micro-emulsion or spirit based fungicide. Ends cut back after treatment should be thoroughly brush treated with a spirit based preservative. Timbers for structural repairs or replacement timbers should be vacuum/pressure treated with Tanalith E preservative to comply with Treatment Code HTE/BI.

Timber replacement:

Where replacement lintels within masonry walls are required, precast concrete lintels or primed steel lintels to be provided.

2.1.2 Isolated Steel Beams

Fabricate and install steelwork in accordance with National Structural Steelwork Specification, sections 4-9.

Steel: [To BS EN 10025-2]. - Grade: [S275JR]. - Section properties and dimensions: [To BS 4-1]. - Surface condition: Free from heavy pitting and rust, burrs, sharp edges and flame cutting dross.

Where steelwork bearings are from existing masonry walls, provide and install padstones in accordance with the structural engineer’s design. In rooms with existing cornices in place, the cornice is to be protected at all times and new openings are generally to be formed below the cornice level and above the level of the proposed ceiling, with permanent propped supports to floor joists above where necessary.

Preparation: To BS EN ISO 12944-4. Remove fins, burrs, sharp edges and weld spatter and clean out crevices. - Surface finish: [Blast cleaned to BS EN ISO 8501-1, grade Sa 2½]. - Prepared surfaces: Keep in a dry atmosphere and apply first coating without delay. Priming: - Primer: [High build zinc phosphate epoxy]. Number of coats: [Two]. Dry film thickness (minimum): [20 micrometres per coat]. - Application: To BS EN ISO 12944-7. Other requirements: [Confirm that proposed primer is suitable for use on hand cleaned steel.].

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2.2 Upper Floors 2.2.0 Removal of existing floor boards where required

Floor boards should remain in place wherever possible. The preferred method for removal, where necessary, is to remove the end board parallel to the closest wall by cutting along the tounge line. Adjacent boards can then be levered off the joists leaving the tounge and grooves in place to the boards further into the room. The existing board can then be re-laid with a flush joint where the tongue has been removed, as the board is to the perimeter of the room and not subject to footfall and squeaking. Where this is not feasible, the tongue should be sawn between board joints (to prevent damage to adjacent boards during removal) and a new board inserted with tounge joint intact and underside of groove routed off. The routed joint should be laid with a bead of PVA adhesive to the top face of the adjacent tounge to help prevent squeak.

2.2.1 Re-fixing of existing floor boards with acoustic overlay

Type: Existing in-situ boards, or existing boards to be re-laid. Fixing: 50 mm oval brad head steel nails, two per board at each joist. Loose lay mineral wool with dense boards over to accept carpet finish, as identified on approved drawings.

2.2.2 New Floor Boards with acoustic overlay

Type: Tongued and grooved boards to BS 1297. Species: Softwood selected from BS 1297, clause 3. Finished Face Width: 113 mm (or to match existing) Finished Thickness: 19 mm (or to match existing) Moisture content at time of fixing: 9-13%. Fixing: 50 mm oval brad head steel nails, two per board at each joist. Loose lay mineral wool with dense boards over to accept carpet finish, as identified on approved drawings.

2.2.3 New Softwood Floor Joists

Cross Section Size & centres: to structural engineer’s specification Strength Class: C16. Preservative Treatment: CCA to BWPDA Commodity Specification C8. Fixing: Joist hangers to structural engineer’s specification. Rebate joists to lie flush with underside of hangers.

2.3 Roof 2.3.1 Roof Structure

Existing Roof Timbers: Contractor to inspect timbers for soundness and infestation. Timber treatment to be carried out if necessary, as item 2.1.1.

2.3.2 Roof Coverings

Existing Roof Covering: The building has been re-roofed recently so no re-roofing is anticipated as part of the proposed works. Provisional: Renewal of Roof Flashings:


Formatted: Indent: Left: 0.5 cm


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Provisional: Valley gutter lining to slate roof: Underlay: [Building paper]. Type of lead: [Rolled to BS EN 12588]. - Thickness: [1.75 or 1.80 mm (Code 4)]. Pre-treatment: [Apply thin coating of patination oil to underside of lead and allow to dry before laying]. Laying: Over and beyond tilting fillets. Lengths: Not more than [1500 mm]. - Cross joints: Lapped not less than [175 mm]. Fixing: Welt edges. Nail top edge of each sheet. Dress bottom end neatly into eaves gutter. Provisional: Chimney flashings to slate roof: Lead front apron: - Thickness: [1.75 or 1.80 mm (Code 4)]. - Dimensions: Length: Width of chimney plus not less than 150 mm underlap to each side flashing. Upstand: Not less than 75 mm. Cover to roof: Not less than [150 mm]. - Fixing: Lead wedges into bed joint. Lead soakers: - Thickness: 1.25 or 1.32 mm (code 3). - Dimensions: Length: Slate/ tile gauge + lap + 25 mm. Upstand: Not less than 75 mm. Underlap: Not less than 100 mm. Lead step flashings: - Thickness: [1.75 or 1.80 mm (Code 4)]. - Dimensions: Lengths: Not more than 1500mm. End to end joints: Laps of not less than 100 mm. Front end: Turn 75 mm around chimney over apron. Cover: Overlap to soaker upstands of not less than 65 mm. - Fixing: Lead wedges at every course. Lead back gutter: - Thickness: [1.75 or 1.80 mm (Code 4)]. - Dimensions: Length: Width of chimney plus not less than 100 mm overlap to each side flashing. Upstand: Not less than 100 mm. Gutter sole: Not less than 150 mm. Cover up roof: Not less than 225 mm. Lead back gutter cover flashing: - Thickness: [1.75 or 1.80 mm (Code 4)]. - Dimensions: Length: Width of chimney plus not less than 100 mm overlap to each side flashing. Cover: Overlap to back gutter upstand of not less than 75 mm. - Fixing: Lead wedges into bed joint.

2.3.3 Roof Drainage

Cast Iron Gutters & downpipes: Standard: [To BS 460]. Manufacturer: [Contractor's choice]. Profile: [to match existing]. Jointing type: [Jointing clips]. Nominal size: [115/ or as existing]. Finish as supplied: Primary coating (as delivered) with zinc based primer, micaceous iron oxide primer and two coats black gloss paint. Brackets: [Galvanized steel, black painted eg Hammerite]. - Fixings: [Stainless steel screws].

Deleted: [

Deleted: , to receive black paint finish, eg Hammerite]

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Size: [40 x 5 mm]. Accessories: [Jointing clips; Leaf guards; and Stop ends].

2.3.4 Roof Lights

Re-painting existing metal roof light frames: Preparation: The area to be painted needs to be clean, free of dirt, and lightly sanded with No400 mesh sandpaper to assure adhesion. Where bare metal is exposed, sand the general area lightly and use a high-quality primer to protect the exposed metal from corrosion. Allow sufficient time for the primer to thoroughly dry before applying the topcoat. Painting: Brush apply touch-up paint. Work quickly to smooth out brush marks before the coating dries.

2.4 Stairs 2.4.1 Stair Structure Remedial works to existing stair:

Tighten existing joint by propping lower flight into place and renewing or driving joint wedges & gluing, repeat at all levels. Permanent 50x50 C16 timber props may be provided at the lowest level where obscured by existing panelling. Metal angle brackets may provide additional support from surrounding structural walls. Use of resin anchored bolts to secure outer string to masonry walls is permitted, as well as metal rods to tie well string if required. Any outer bolt connections to be countersunk into string.

New stair structure: Components: - Treads: [min 19mm softwood as BS EN 942, National annex, table NA.1]. - Risers: [min 19mm softwood as BS EN 942, National annex, table NA.1]. - Strings: [32mm softwood as BS EN 942, National annex, table NA.1]. - Guarding: [spine walls – refer to approved details]. - Handrails: [50mm stained hardwood as BS EN 942, refer to approved details]. Timber: Generally to BS EN 942. - Appearance class: [J2]. - Moisture content at time of installation: [12-16%]. Adhesive: [PVAC to BS EN 204, class D4]. Finish as delivered: [Prepared and sealed].

2.4.2 Stair Finishes

Matt Traditional Eggshell paint in white or muted colour – sample to be provided for approval prior to proceeding

Preparation for Painting on New Timber

Method: Fill all surface defects and sand down to a smooth even surface. Apply two coats of knotting to exposed resinous areas and knots in softwood.

Wood Primer to patched knots and filler on New Timber:

Type: Aluminium based primer. Number Of Coats: one

Preparation for Painting on Existing Painted Timber

Method: sand down to an even surface and fill any surface defects uncovered.

General Wood Primer:

Type: interior Primer + undercoat

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Number Of Coats: one

Interior Oil Based Eggshell Paint

Number Of Coats: one Colour: TBC

2.4.3 Stair Balustrades & Handrails

Matt Traditional Eggshell paint in white or muted colour – sample to be provided for approval prior to proceeding








Type: interior Primer + undercoat Number Of Coats: one



2.5 Masonry Walls 2.5.1 Internal Repointing & Re-Bedding:

Rake out joints to minimum 25mm depth and repoint in NHL Lime/Sand Mortar: NHL2mix: 1:2 lime:sand mix by volume For areas close to ground (within basement), use NHL3.5 mix 1:2 by volume Sand to be graded between 3-5mm down to 0.075mm Walls to be wet on application. Mist mortar regularly with water for 24 hour period following repointing Joint finish: Flush

2.5.2 Internal Masonry Repairs:

Carefully chisel-out any damaged or weathered stones. Cut new stones to suit to consolidate walls in locations identified in Schedule.

Ensure new stones are ‘toothed’-in and consolidate inner rubble fill where necessary with a bedding of NHL 2 lime/sand mortar (slow setting mix).

If it is not possible to tooth-in to provide suitable bonding, insert remedial bonding ties to wall on completion. Use proprietary resin anchored tie bar complete with insertion sleeves, to achieve bonding at centres as may be required by structural engineer.

Leave face joints well raked back, to enable re-pointing in NHL 2 mix: 1:2 lime:sand mix by volume.

Deleted: 3.5

Deleted: 3

Deleted: ¶

Deleted: 3.5

Deleted: 3

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Sand to be graded between 3-5mm down to 0.075mm Walls to be wet on application. Mist mortar regularly with water for 24 hour period following repointing Joint finish: Flush.

2.5.3 Tanking to existing basement walls at low level:

Studded tanking membrane to be applied at low level (to approx. 1.2m from floor level) external walls (eg RIW 'Plasterdrain'), to receive plaster or plasterboard finish. Specialist membrane fixings to be made into mortar joints wherever possible, at minimum centres as required by manufacturer.

Floor level drainage channel to be chased into perimeter of existing slab to accommodate specialist tanking drain (the existing concrete floor slab is to be chased locally to accommodate drainage and services generally as required, with any existing damp proofing to be made good).

2.5.4 Lime based wet plaster repairs to existing masonry walls:

Apply one base coat of lime plaster (use proprietary basecoat lime plaster product such as Lime-Green ‘Duro Lime Plaster Base Coat’ 01952 728 611). Leave surface finish recessed to accept skim coat. Apply skim coat in proprietary lime plaster skim product, such as Lime-Green Solo Onecoat Lime Plaster 01952 728 611. Prevent all coats from drying out too rapidly. Lightly spray each coat with water if it is hot or the product is drying too quickly.

2.5.5 Plasterboard lining to existing and tanked masonry walls (basement only):

Selection of fixing method to contractor’s choice to suit background conditions:

Wall Lining System (Metal Furrings):

Manufacturer: [Contractor's choice]. Furring centres: [600 mm].

Wall Lining System (Adhesive):

Manufacturer: [as board manufacturer]. Adhesive method: [Dabs].

Lining On Timber:

Background: [Treated timber battens at 600 mm centres].

Lining:

Linings: [12.5 mm plasterboard]. Finishing: [Seamless jointing]. - Primer/ Sealer: [Primer to painted areas]. - Accessories: [Metal beads/ stops recommended by board manufacturer].

2.5.6 Brickwork cleaning to exposed masonry:

Clean off existing brickwork to be exposed in the following stages: - Wet brush clean to reveal nature and extent of any paintwork or staining.

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- Scrape off by hand any loose paint or material.

- Any cement based mortar may be cleaned-off using trade ‘brick acid’ to local areas

with stiff brush. All necessary safety precautions for the material handling should be observed.

- For deep stains or layered paint apply a proprietary cleaning ‘poultice’, in accordance

with the manufacturer’s guidelines. The solution or solvent used in the poultice will depend on the nature of the stain to be removed. The paste is smeared onto the stained area with a trowel or spatula, to the recommended coating depth. When dried, the remaining powder, which now contains the staining material, is scraped, brushed or washed off. Repeated applications may be necessary. All necessary safety precautions for the material handling should be observed.

2.5.7 Treatment of Dry Rot Spores to Existing Masonry:

Where bare masonry is visible within the affected area, apply boron based masonry biocide to dry rot fungus spores.

Follow manufacturer’s recommendations for application and safety precautions.

2.6 Windows, External Doors + External Joinery

All windows and external doors to be set back from the external face of the stonework to match the existing original set-back at adjacent openings

2.6.1 Windows

Proposed Replacement windows: To be provided in accordance with planning approved details only. Double glazed timber sliding sash windows, fixed shut Sizes: to suit existing openings. Softwood frames for paint finish. Max 15mm glazing bars. All flush casements with no external ‘storm’ detailing.

2.6.2 External Doors

To be provided in accordance with planning approved details only. Sizes: to suit existing openings. Timber for paint finish. Hardwood frame and cills.

2.7 Internal Partition walls 2.7.1 Repairs to existing lath & plaster wall finish

Cut back loose plaster to nearest stud and replace any broken laths, using sawn laths. Fix with hand-tightened screw fixings to minimise impact to rest of existing plaster. Apply one base coat of lime plaster (use proprietary basecoat lime plaster product such as Lime-Green ‘Duro Lime Plaster Base Coat’ 01952 728 611). Leave surface finish recessed to accept skim coat.

Formatted: List Paragraph, No bullets or numbering

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Apply skim coat in proprietary lime plaster skim product, such as Lime-Green Solo Onecoat Lime Plaster 01952 728 611. Prevent all coats from drying out too rapidly. Lightly spray each coat with water if it is hot or the product is drying too quickly.

2.7.2 Internal lining to existing lath & plaster walls Wall liner system

• Manufacturer: Knauf

• Product reference: Wall liner system

• Wall:

• Cavity between wall and back of lining:

- Framing: 'C' channel at maximum 600 mm centres, to suit existing stud locations – fixed

through existing lath & plaster to studs behind

- Bracket centres: 900 mm maximum

• Insulation:

- Thickness:

• Linings: One or two layers of 15 mm Soundshield, to suit location.

• Finishing:

- Type: Knauf Taped seamless finish with Knauf joint tape and Knauf jointing compound

- Primer/ Sealer:

• Accessories: Knauf 'C' channel connector /Knauf fixing channel /Knauf universal brackets

/Knauf 'U' channel perimeter support.

2.7.3 New internal studwork walls

Generally: 75 x 50 C16 Timber, or 70mm metal studwork framing, fixed through floor boards to joists below, fixed through lath & plaster ceiling to floor joists above. Studs at 600mm vertical centres with horizontal studs to suit board joints and max 120mm centres. 2 layers 15mm Sound Shield board on resilient bars (board type specification may vary depending on location) 100mm Knauf Earthwool Acoustic roll between studs

2.8 Internal Doors

To be provided in accordance with planning approved details only. Sizes: as shown on approved drawings. Timber solid core fire doors with dark timber laminate faces.

3 Finishes 3.1 Wall Finishes 3.1.1 Decoration to new gypsum plaster

Preparation for Painting on New Plaster

Method: Remove all loose or otherwise defective material including nibs, trowel marks and splashes. Finishing: Fill all surface defects with plaster or other suitable filler and sand to a smooth surface.

Emulsion Paint

Manufacturer: Contractor's choice. Type: Vinyl matt – to suit Premier Inn finishes schedule. Application Method: Contractor's choice – brush or roller applied. Number of Coats: Sealing coat and two full coats

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Colour: to suit Premier Inn finishes schedule.

3.1.2 Decoration to existing / patch repaired lime based plaster Existing lime plaster should be a suitable background for modern filler and emulsion painting to the spec below. Newly repair lime plaster will have a longer drying period than modern gypsum-based plasters, but this should not be accelerated by the use of driers on site. Painting should be left as late in the contract as feasible and should avoid the use of ‘vinyl’ emulsions.

Preparation for Painting on New Plaster

Method: Remove all loose or otherwise defective material including nibs, trowel marks and splashes. Finishing: Fill all surface defects with lime plaster or other suitable filler and sand to a smooth surface.

Emulsion Paint

Manufacturer: Contractor's choice. Type: matt emulsion with vapour permeability (sd value) less than 0.14 Application Method: Fine brush applied. Number of Coats: First coat (50% water) and one to two full coats as required for coverage Colour: to suit Premier Inn finishes schedule. Timing: as notes above.

3.2 Floor Finishes 3.2.1 Carpet finish on acoustic overlay to upper floors:

Acoustic overlay comprises a loose-lay mineral wool with dense boards over to accept carpet finish, as identified on approved drawings and details. 14oz underlay and contract finish carpet to current Premier Inn brand specification.

3.2.2 Vinyl finish on acoustic overlay to upper floors:

Acoustic overlay comprises a loose-lay mineral wool with dense boards over to accept carpet finish, as identified on approved drawings and details. Marine Plywood underlay and non-slip vinyl to current Premier Inn brand specification for bathrooms, UA (disabled) bathrooms, kitchen & back-of-house areas.

3.3 Ceiling Finishes 3.3.1 Localised Repairs to Lath & Plaster Ceiling

Cut back loose plaster to nearest joist and replace any broken laths, using riven laths for best key. Fix with hand-tightened screw fixings to minimise impact to rest of existing plaster. Cornice should not be removed and should be repaired where loose. Apply one base coat of lime plaster (use proprietary basecoat lime plaster product such as Lime-Green ‘Duro Lime Plaster Base Coat’ 01952 728 611). Leave surface finish recessed to accept skim coat.

Apply skim coat in proprietary lime plaster skim product, such as Lime-Green Solo Onecoat Lime Plaster 01952 728 611.

Deleted: After a 12 month period, overpainting in Vinyl Matt Emulsion to the current Premier Inn spec may be feasible.

Deleted: – to suit Premier Inn finishes schedule.¶

Deleted: Contractor's choice –

Deleted: or roller

Deleted: Sealing

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Prevent all coats from drying out too rapidly. Lightly spray each coat with water if it is hot or the product is drying too quickly.

3.3.2 New MF Suspended Ceiling below Existing Open Joist floor

MF ceiling system


• Product reference: MF ceiling system

• Suspension system:

- Hanger type: Angle sections /Knauf strap hangers

- Top fixings: side fix to open joists

- Primary grid centres: Maximum 1200 mm

- Hanger centres: Maximum 1200 mm

- Secondary grid centres: Maximum 450 mm

Linings:

One layer of 12.5 mm Soundshield (layers may vary depending on acoustic requirements)

Insulation:

100 mm Knauf Earthwool Acoustic Roll

Finishing:

- Type: Knauf Taped seamless finish with Knauf joint tape and Knauf jointing

compound

- Primer/ Sealer: Required

Accessories:

Knauf angle section /Knauf MF perimeter channel /Knauf sealant

Decoration:

1 Mist coat & 2 top coats emulsion paint to Premier Inn brand quality and colour

3.3.3 New MF Suspended Ceiling below Existing Lath & Plaster Ceiling

MF ceiling system


• Product reference: MF ceiling system

• Suspension system:

- Hanger type: Angle sections /Knauf strap hangers

- Top fixings: soffit angles fixed parallel to existing joists above

- Primary grid centres: Maximum 900 mm

- Hanger centres: Maximum 1200 mm

- Secondary grid centres: Maximum 450 mm

Linings:

Two layers of 12.5 mm Soundshield (layers may vary depending on acoustic requirements)

Insulation:

100 mm Knauf Earthwool Acoustic Roll

Finishing:

- Type: Knauf Taped seamless finish with Knauf joint tape and Knauf jointing

compound

- Primer/ Sealer: Required

Accessories:

Knauf angle section /Knauf MF perimeter channel /Knauf sealant

Decoration:

1 Mist coat & 2 top coats emulsion paint to Premier Inn brand quality and colour

Antifungal paint to be used in all bathroom/wet/humid areas

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3.3.4 Suspended lay-in-Grid Ceilings to corridors

Suspended ceiling system

• Suspension system: Exposed 24mm A24 clean room grid system

System is to be installed with a plasterboard margin at abutments to side walls.

- Hanger type: strap or wire hangers no less than 2mm dia and pre-tensioned

- Top fixings: Knauf soffit angles fixed parallel to existing joists above, screw fixed through

existing ceiling into joists above

- Grid centres: 1200 centres with cross-tees to suit layout

- Hanger centres: Maximum 1200 mm and within 150mm of joints between abutting main

sections. Wire hangers should be fastened through the holes in the stalk of the main runner

be passed through the hole and wrapped at least three times around itself

Linings:

Rockfon Alaska lay-in-grid ceiling tiles

3.4 Joinery Finishes 3.4.1 Decoration to Internal Joinery Matt Traditional Eggshell paint in white or muted colour – sample to be provided for approval prior to proceeding








Type: interior Primer + undercoat Number Of Coats: one



3.4.2 Decoration to external joinery To be provided in accordance with planning approved details only. Generally white gloss finish – sample to be provided for approval prior to proceeding








Type: Exterior Primer + undercoat Number Of Coats: two

Exterior Gloss Paint

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Number Of Coats: one Colour: White

4 Fixtures, Fittings & Soft Furnishings

All removable furniture and soft furnishings, floor coverings, wall papers, new wall and joinery finishes etc to be provided to Whitbread/Premier Inn current brand specification.

5 Services Installation

Installation of electrical, alarm, warning systems, hot and cold water feeds, VRF air conditioning system and ventilation ductwork to be carried out in concealed voids. All mechanical and electrical contractors to be inducted by the main contractor and instructed to avoid routing services through retained existing plaster and joinery features. For bunched cables, cable trays or multiple pipes passing through an existing wall, a ‘letterbox’ fully sealed opening is to be formed by the main contractor to be located below any perimeter cornice detail and fire stopped following the services installation.

pi475 aberystwyth schedule of works to existing rooms ... aberystwyth... · method statement for...

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