PFA Consulting Stratton Park House Wanborough Road Swindon SN3 4HG CHARMINSTER CLOSE RESIDENTS COMPANY LTD 15 WINDSOR ROAD SWINDON SN3 1JP

Transcription

1 RESIDENTS COMPANY LTD 15 WINDSOR ROAD SWINDON SN3 1JP TEL: FAX: REGISTERED COMPANY NO: PFA Consulting Stratton Park House Wanborough Road Swindon SN3 4HG Telephone: Facsimile:

2 RESIDENTS COMPANY LTD CONTENTS PAGE NO. DESCRIPTION PLAN 1. CAR PARKS GARDENS FOOTPATHS HYGIENE AND CLEANLINESS BUILDINGS DRAINAGE FIRE USE OF CONTRACTORS SUMMARY ACTION PLANS Health & Safety Audit Record APPENDICES Appendix A Estate Agents Description Appendix B Fire Detection and Alarm System Periodic Testing Certificate Appendix C H&S and Insurance Company Warranties Appendix D Risk Central Survey

3 RESIDENTS COMPANY LTD DESCRIPTION FLAT NOS: 1-30 CHARMINSTER CLOSE THE DRIVE NYTHE SWINDON SN3 3QB Charminster Close is a development of 30, 2-bed apartments built in 1976 and arranged into five blocks set in grounds in Nythe, Swindon. They are located close to local amenities such as the sports facilities (Cannons), cinema (Cineworld) and various restaurants. The Close is also on the main bus route into Swindon Centre. The apartments are held by Charminster Close Residents Company Limited on a 99 year head-lease at a ground rent of 1,950 per year, rising to 3,600 in 2036 and expiring on 24 June The apartments are let by the company to lessees on an underlease also of 99 year at a ground rent of 65 per year per apartment, rising to 120 per apartment in 2036 with the lease expiring on 24 June The common maintenance is arranged under the terms of the lease by Charminster Close Residents Company Limited. All the lessees own a share in Charminster Close Residents Company Limited and therefore participate in its management. The Right To Manage has been exercised by owners and commenced on 24 June This report has been compiled to comply with the requirements of the Health and Safety at Work etc Act 1974 and the Management of Health and Safety at Work Regulations 1999.

4 CHARMINSTER CLOSE RESIDENTS COMPANY LTD Page 1 of 23 CAR PARKS There are 2 car parks, one on the eastern end of the development and the other on the western end. They are in reasonable condition other than the eastern car park needs some resurfacing and a drain in the north western corner floods in heavy rain. Photograph Nos refer: 1,2,3 & 4 View from eastern car park entrance Photo No. 1 Eastern car park Photo No. 2

5 RESIDENTS COMPANY LTD Page 2 of 23 Western car park Photo No. 3 View from western car park to thick woodland next door Photo No. 4

6 RESIDENTS COMPANY LTD Page 3 of GARDENS 2.1. The Gardens are attractive and easily maintained. A Contract Gardener attends on a fortnightly basis. Photograph Nos refer: 5 & 6 Central gardens looking westwards Photo No. 5 Central gardens looking eastward. Steel post erected to prevent vehicular access Photo No. 6

7 RESIDENTS COMPANY LTD Page 4 of FOOTPATHS 3.1. Footpaths are in a good state of repair thereby minimising the risks of slips, trips and falls. Photograph Nos refer: 1,2,3,4,5 & 6 Photo No. 6a A communal footpath links the drive with an adjoining estate. Sadly vandalism (6a brick wall) is very common. Photo No. 6b

8 RESIDENTS COMPANY LTD Page 5 of HYGIENE AND CLEANLINESS 4.1. Large wheelibins are stored at the east and west ends of the development. Owners have to be regularly reminded to put their rubbish in the bins. They also have a duty to arrange for the disposal of large items such as sofas, etc. Swindon Borough Council will do this for a charge. Photograph Nos refer: 7,8 & 9 Eastern wheelibin area 7 Photo No.

9 RESIDENTS COMPANY LTD Page 6 of 23 Western wheelibin area, sofa on the right Photo No. 8

10 RESIDENTS COMPANY LTD Page 7 of 23 Western wheelibin area showing discarded sofa Photo No. 9

11 RESIDENTS COMPANY LTD Page 8 of BUILDINGS 5.1. There are 5 blocks, a, b, c, d and e as shown on the plan. All blocks were reroofed in 2006 at great expense to the Residents Company. There are signs of subsidence that has been repaired. Photograph No refer: 10 Subsidence repairs Photo No Owners have been asked not to keep bicycles on the internal corridors in order not to jeopardise speedy evacuation. See photograph No 11 below. Cycles in corridors Photo No. 11

12 RESIDENTS COMPANY LTD Page 9 of The second floor of each building has a cladding of dark grey asbestos coated slate tiles. Photograph No refer: 14 Asbestos covered slate tiles Photo No These tiles are not readily accessible to owners and are not likely to be a risk to their health and safety Removal and replacement of the tiles would be expensive and at present probably unnecessary. We recommend that the company monitors their condition A cleaner cleans the stairs and landings of each block on a monthly basis, this is clearly not sufficient. See photograph No. 13 below.

13 RESIDENTS COMPANY LTD Page 10 of 23 Photo No. 13

14 RESIDENTS COMPANY LTD Page 11 of DRAINAGE 6.1. Drains and manhole covers are in good condition with one exception next to Building B. See photograph No 14 below. Photo No Down pipes are in good condition with the exception of that of Building B. See photograph No 15 below. Photo No. 15

15 RESIDENTS COMPANY LTD Page 12 of FIRE 7.1. All 5 blocks have got smoke detectors in the communal stairs and corridors with 3 units in each block. The smoke detectors are interlinked within each block. Please see relevant testing certificate in Appendix G and photograph No 16. Photo No Following a Risk Assessment by the company s Insurers in January 2007, the company wrote to all owners asking them to answer and adhere to the attached questionnaire, prepared by PFA Consulting, relating to Appendix C These are: i) Owners to obtain their own electrical safety periodic inspection report. ii) Owners to have a minimum of a fire blanket, 2 smoke detectors and one fire extinguisher. iii) Owners not to sub let to students and DSS claimants. iv) Owners to produce an annual gas safety certificate. v) Owners not to take gas canisters into the property. vi) Owners not to use paraffin or other naked flame heaters in their flats. vii) Owners to ensure that the original internal fire door is in place and fitted with a door closer. viii) Owners to identify residents in their flats who may require assistance to evacuate the building.

16 RESIDENTS COMPANY LTD Page 13 of USE OF CONTRACTORS 8.1. The company and owners obtain the use of contractors for a variety of tasks. We suggest that the attached guidelines will be of help to all of them. The Contractors would be required prior to undertaking works, to produce: A written Health and Safety Policy. A written risk assessment. A written Safe System of Work or a Method Statement. Evidence of plant and equipment being under a system of maintenance and inspection. Evidence of employees being suitably trained The method statement should contain information on the following topics, as applicable: The intended means of vertical access e.g. ladder, tower scaffold, mobile elevating work platform etc. Access requirements around the property. Details of plant and equipment to be used. Means to protect members of the public and residents.

17 RESIDENTS COMPANY LTD Page 14 of SUMMARY 9.1. The development is in reasonable condition with an action plan to replace the front doors of each block in The state of floor tiles and one stair capping require attention More regular cleaning would be an advantage however there is no evidence of unhygienic conditions within the blocks An asbestos survey must be commissioned with particular reference to floor tiles and slate cladding tiles, and internally within flats. Type 2 asbestos survey All hot water header tanks to be checked for legionella PAT testing of equipment in communal areas cleaners sockets Discuss with cleaner and others, work at heights with regard to painting, changing light bulbs and ceiling maintenance.

18 RESIDENTS COMPANY LTD Page 15 of 23 HEALTH AND SAFETY AUDIT RECORD Activity: Name of Assessor/s: J E Gilpin & J R Morris Date: 10 Hazards to Health and/or Safety Present Eastern car park photo No. 2 surface lifting Eastern car park NW corner block drain Possible Risks to employees and other Persons? Precautions Already taken? Risk Level Zone 1, 2 or 3 Action Required By Whom Slips, trips and falls None 2 Obtain quotes for patching The Company Flooding None 1 Unblock drain The Company Eastern wheelibin area, litter on ground. Photo No. 7 Hygiene and vermin None 1 Cleaner to pick up rubbish, owners to be told again The Company Western wheelibin area, dumped sofa etc. Photo No. 9 Hygiene and vermin None 1 Contact Swindon Borough Council The Company Zone levels 1 = 1 month, 2 = 2 months, 3 = 3 months Date of Re-Assessment:.. Remember: Managers signature: Risk Assessment is a continuous process significant changes in the working environment require a re-assessment. Where remedial action or control measures are necessary this should be discussed with Line Management...

19 RESIDENTS COMPANY LTD Page 16 of 23 HEALTH AND SAFETY AUDIT RECORD Activity: Name of Assessor/s: J E Gilpin & J R Morris Date: 10 Hazards to Health and/or Safety Present Cycles cluttering corridors. Photo No. 12 Possible Risks to employees and other Persons? Unable to evacuate the building quickly Precautions Already taken? Risk Level Zone 1, 2 or 3 Action Required By Whom Ongoing 1 Remind owners The Company Lack of cleaning. Photographs No. 13 Unhygienic conditions None 1 Remind cleaner The Company Lack of manhole security and ill fitting down pipe. Photos No. 14 & 15. Falls and floods None 1 Arrange contractor The Company Zone levels 1 = 1 month, 2 = 2 months, 3 = 3 months Date of Re-Assessment:.. Remember: Managers signature: Risk Assessment is a continuous process significant changes in the working environment require a re-assessment. Where remedial action or control measures are necessary this should be discussed with Line Management...

20 RESIDENTS COMPANY LTD Page 17 of 23 HEALTH AND SAFETY AUDIT RECORD Activity: Block D Name of Assessor/s: J E Gilpin & J R Morris Date: 10 Photographs a) f) Flats Hazards to Health and/or Safety Present Overgrown tree Possible Risks to employees and other Persons? Precautions Already taken? Risk Level Zone 1, 2 or 3 Action Required By Whom Reducing light None 2 Obtain quote The Company Photo a) Ill-fitting front door Photo b) Floor tiles lifting Photos c), e) & f) Reduced security, increased draft Trips, Type 2 asbestos survey required Noted 1 To be done in 2008 The Company None 1 Obtain quote The Company Zone levels 1 = 1 month, 2 = 2 months, 3 = 3 months Date of Re-Assessment:.. Remember: Managers signature: Risk Assessment is a continuous process significant changes in the working environment require a re-assessment. Where remedial action or control measures are necessary this should be discussed with Line Management...

21 RESIDENTS COMPANY LTD Page 18 of 23 Photo a) Photo b)

22 RESIDENTS COMPANY LTD Page 19 of 23 Photo c) Photo d)

23 RESIDENTS COMPANY LTD Page 20 of 23 Photo e) Photo f)

24 RESIDENTS COMPANY LTD Page 21 of 23 HEALTH AND SAFETY AUDIT RECORD Activity: Block D Name of Assessor/s: J E Gilpin & J R Morris Date: 10 Flats 1 6 Hazards to Health and/or Safety Present Front door ill fitting and requires painting Photo a) Possible Risks to employees and other Persons? Reduced security Increased draft Precautions Already taken? Risk Level Zone 1, 2 or 3 Action Required By Whom Noted 1 To be done in 2008 The Company Water stain in top floor ceiling Photo b) Leaking roof Re-roofed Completed Already re-roofed in 2006, redecoration required The Company Rotten window frame Photo c) Reduced security Increased draft & damp None 1 Quotation required The Company Capping to nose of step missing Photo d) Possible trips and falls None 1 Quotation required The Company Zone levels 1 = 1 month, 2 = 2 months, 3 = 3 months Date of Re-Assessment:.. Remember: Managers signature: Risk Assessment is a continuous process significant changes in the working environment require a re-assessment. Where remedial action or control measures are necessary this should be discussed with Line Management...

25 RESIDENTS COMPANY LTD Page 22 of 23 Photo a) Photo b)

26 RESIDENTS COMPANY LTD Page 23 of 23 Photo c) Photo d)

27 RESIDENTS COMPANY LTD Page 24 of 23 Photo e) (already noted)