Access & Maintenance Strategy

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 17a 18 19 20 21 1 2
A A

A1 B

B

B1 C
C
D
C1 E
C2

D
E

GG

P00 00 - GF Maintenance Strategy

1 : 200

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 17a 18 19 20 21

A
Gutter

A1
5°
B 5°

3°Bib tap
1.5°required

B1

C
Secure roof access stair

UP C1

C2
UP

Secure roof access ship ladder
D

E

G

P01 01 - FF Maintenance Strategy

1 : 200

Suitability Code (as defined in BS1192) S2 - Suitable for Information Published Documentation (Contractual)
S4 - Suitable for Stage Approval A1, A2, A3, Etc - Approved and accepted as stage complete
Work in Progress (WIP) S6 - Suitable for PIM Authorisation B1,B2,B3, Etc, - Partially signed off with minor comments from the Client

S0 - Work In Progress D2 - Suitable for Tender Published for AIM Acceptance
D4 - Suitable for manufacture/procurement CR - As Construction Record Documentation
Shared (Non- Contractual)

S1 - Suitable for Co-ordination
S3 - Suitable for Review & comment
S5 - Not Used
S7 - Suitable for AIM Authorisation

WIP to Published (Non-Contractual)

D1 - Suitable for Costing
D3 - Suitable for Contractor Design

3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 17a 18 19 20 21 DO NOT SCALE FROM THIS DRAWING.

A1 ALL DIMENSIONS TO BE CHECKED ON SITE.

Gutter FOR REFERENCED VIEWS REFER TO BPA- BMD- MB- ZZ- DR- A
SERIES OF DRAWINGS
Anti-slip walkway 2.5° 1.5°
B1 Notes

11.5° 2.5° Roof C1 1. Roof access is for inspection & minor maintenance tasks only i.e. window and
access C2Anti-slip walkway gutter cleaning. Any other work is to be suitably risk assessed.
hatch
Gutter 2. Operatives must always maintain 3 points of contact on roof access ladders.

Fall restraint system 1.5° 3. The fall restraint system and designated anti-slip walkway must be used for
Anti-slip walkway access to the pitched roof rooflights. Clear signage is required at the base of the
pitched roof to state this requirement.
Bib tap
required 3. Specialist maintenance sub-contractor to determine preferred SPB / MEWP for
the specific maintenance task in hand and to suit the building and site constraints.
Gutter Gutter For the purposes of this drawing, the followign model has been assumed:

Self Propelled Boom (SPB) Spec:
(Based on Haulotte HA20 PX Boom Lift)
Working Height - 20m
Working Outreach - 14m
Width - 2.38m
Length - 9m
Stowed Height - 2.67m

6. Structural engineer to ensure all floor constructions are suitable for loadings of
MEWP's.

7. Structural Engineer & Landscape architect to ensure all external ground
constructions are suitable for loadings of MEWP.

8. REFER TO MAINTENANCE & ACCESS REPORT FOR FULL MAINTENANCE
PROPOSALS: BPA-BMD-Z0-ZZ-HS-A-20001_Beaumont Primary Academy
Maintenance & Access Strategy.

Legend

1. For access to glazing above the single storey roof, secure access is provided via
a stair in the building. Conventional cleaning methods to be used within manual reach
zone. Water fed extendable poles to be used for high level glazing. Bib tap to be
provided on roof.

2. Window / door cleaning undertaken from floor level. Conventional cleaning
methods to be used within manual reach zone both internally & externally. Water fed
extendable pole to be used for high level glazing externally. Indoor water fed
extendable pole to be used for high level glazing internally.

3. Window cleaning undertaken from MEWP cage using conventional cleaning
methods.

4. Underside of canopy glazing to be cleaned with water fed pole. Top side of canopy
glazing to be cleaned from MEWP cage using conventional cleaning methods or
water fed extendable pole.

5. Top side of rooflight to be cleaned using conventional methods from roof level.
Access available from within the building via a ship ladder & hatch in stair 2. Bib tap
located at roof level. Rooflights are not to be walked upon. The fall restraint system
and anti-slip walkway must be used when accessing these rooflights on the pitched
roof. Internal side of rooflight to be cleaned from first floor level with internal
extendable water fed pole.

6. Rooflight to be cleaned using conventional methods. Access available from within
the building via a ship ladder & hatch in stair 2. Bib tap located at roof level. Rooflights
are not to be walked upon. Internal side of rooflight to be cleaned from first floor level
with internal extendable water fed pole.

PRF RF - Roof Maintenance Strategy

1 : 200

C01 JM 18/08/17 GK Construction issue. 2no group room rooflights omitted.
P02 JM 02/12/16 GK Extent of anti-slip walkway increased.
Rev By
Date Chkd Description

project Beaumont Primary Academy

BAM Design title Maintenance Strategy Plan
An operating company of
BAM Construct UK Ltd purpose of issue

Architecture scale 1 : 200 @ A0 drawn JM BAM job no. drg. status
Interior Design
3D Visualisation date 21/11/16 checked GK 4633 A1
Feasibility Studies
Structural Engineering project code originator volume level type role number rev.
Environmental Services
Building Information Modelling BPA-drg / doc ref. BMD- MB-ZZ- DR- A- 15320 C01

Centrium Business Park
Griffiths Way, St Albans
Hertfordshire, AL1 2RD

01727 894200
design@bam.co.uk
www.bam.co.uk

Beaumont Primary Academy
Maintenance & Access Strategy

Doc Ref: BPA-BMD-Z0-ZZ-HS-A-20001_A1_C01_Beaumont Primary Academy Maintenance & Access Strategy

Jan 2017
Revision P04
Status: A1

Author: JM
Approved: GK & AW

P01 – Stage 3 Issue.
P02 – Stage 4 Issue.
P03 – Reference to ‘ladder’ amended to ‘stair’.
P04 – Reference to hopper cleaning added.
C01 – Rooflight fragility rating amended.

BAM Design ARCH Page 1 of 8

Contents

1.00 Scope
2.00 Sources and Legislation
3.00 Project Outline
4.00 External Cleaning
5.00 Roof Access
6.00 Other Plant Areas (non-roof level)
7.00 Internal High Level Access
8.00 Access
9.00 Maintenance Inspections/Maintenance Work and Repair

BAM Design ARCH Page 2 of 8

Introduction

This document is a summary of the strategies for gaining safe access in and around the new building for
cleaning and maintenance purposes.

It is intended to focus on safety issues rather than provide a definitive guide to the maintenance of the
building. Detailed information on maintenance and operational procedures along with specific cleaning
regimes will ultimately be contained within specialist sub-contractor drawings and information in the
Health and Safety File and/or Operations & Maintenance manuals.

Before undertaking any work from height it is the operator’s duty to assess the risks and choose the
safest feasible means of access.

This document does not cover issues of mechanical and electrical maintenance and access except for
replacement of lights in areas other than plant rooms, lift shafts and service ducts.

It does not cover major maintenance inspections, maintenance works, refurbishment, replacement or
repair work. These activities require their own specific risk assessment and method statements to be
carried out by the relevant specialist contractors.

It should be read in conjunction with the relevant drawings and specifications, particularly those that
impose constraints on loadings/bearing capacities and those which specify safety equipment.

BAM Design ARCH Page 3 of 8

1.0 Scope

1.1 This document describes a strategy for cleaning and maintenance access to the buildings and
will need to be incorporated into the Health & Safety File.

1.2 The strategies have been developed within the design team & with the main contractor so that
they reflect good practice in response to current Health and Safety regulations, standards and
guidance given the project constraints. As designer’s for the scheme, we have reviewed the
hazards and risks involved with accessing the roof and believe they have demonstrated
compliance with the requirements of the general principles of prevention under CDM
Regulations 2015.

1.3 This document should be read in conjunction with drawing ‘BPA-BMD-MB-ZZ-DR-A-15320-
Maintenance Strategy Plan’.

2.0 Sources & Legislation

This document was prepared on the basis of the following regulations and recommendations:

2.1 The Work at Height Regulations 2005 SI 2005/735 (opsi.gov.uk website)

2.2 HSE: The Work at Height Regulations 2005, A brief guide, INDG401 (04/05)

2.3 HSE information sheet MISC613 (9/03): Safety in window cleaning using portable ladders

2.4 HSE: Working on Roofs, INDG284 (reprinted 4/04)

2.5 HSE: Construction Information Sheet 49 (revision 1): General access scaffolds and ladders
(reprinted 6/04)

2.6 BS 8213-1:2004: Windows, doors and rooflights – Part 1: Design for safety in use and during
cleaning of windows, including door-height windows and roof windows – Code of practice.

2.7 BS 8437:2005: Code of practice for selection, use and maintenance of personal fall protection
systems and equipment for use in the workplace

2.8 Construction Industry Publications: Construction Health and Safety Manual Selection 7: Work
at height, 1996 (incorporating Dec 00, Dec 01, Jan 03, Jun 04 and Dec 04 amendments)

2.9 Manual handling. Manual Handling Operations Regulations 1992 (as amended) Guide on
Regulations L23 (Third edition)

2.10 HSE: Question and answer brief for the construction industry on the Work at Height
Regulations 2003

2.11 HSE information sheet MISC611 (9/03): Safety in window cleaning using suspended and
powered access equipment

2.12 BS 5395-1: 2000 Stairs, ladders and walkways

2.13 BS 4211:2005+A1:2008: Permanently fixed ladders

BAM Design ARCH Page 4 of 8

3.0 Project Outline

3.1 The primary school is a 3 form entry, consisting of classrooms, dining hall, dance studio,
offices, staff support and welfare facilities. The building is primarily a 2 storey construction,
with a smaller single storey area. The majority of the roof is defined as ‘flat’ under BS 6229 as
it has a pitch of 10° or less. The ‘pitched’ element of roofing has a very shallow pitch of 11.5°,
which is marginally above being considered a flat roof under BS 6229.

3.2 External façades are constructed with the following materials:
 Brick
 Lightweight render system
 Aluminium framed glazing (curtain walling, windows & doors).
 Single ply membrane roofing
 Steel doors
 PPC aluminium fascia’s and soffits

3.3 The roofs require access for inspection of plant / rainwater outlets and minor maintenance
only. Refer to Bam Services Engineer’s drawings for locations of all roof-top plant and
rainwater outlets.

Roof construction:
 Single ply membrane (with adhered ribs to 11.5° roof only)/130mm Insulation/VCL/35mm
Deck/Purlins.

3.4 Main plant is in:
 The plant room at ground level beside the kitchen.
 The external sprinkler enclosure at ground level beside the kitchen.

3.5 Internal spaces vary in height within the following broad categories:
 Ceilings are typically between 2.4 m and 2.9m. Where ceilings are raked, heights increase
to a maximum of 5.4m.
 Double height Hall space has a height of approx 6.7m.

4.0 External Cleaning

4.1 General guidance for window and curtain wall cleaning:

Low level accessible glazing can be cleaned using conventional methods (water & squeegee).
For high level accessible glazing, water fed extendable poles are to be used to remove the
need to work at height where possible. BS 8213-1:2004 and the Work at Height Regulations
give preference to the use of long-pole systems for cleaning glass in order to avoid work at
height. Notwithstanding this, the structural engineer & landscape architect are to ensure the
MEWP access routes are suitably designed in terms of load-bearing capacity and robustness.

Where windows are inaccessible from ground level (i.e. top side of canopy glazing or glazing
above external canopies), a MEWP with the necessary out-reach should be used to gain
access. The glazing can be either manually cleaned (depending on site conditions and how
close the MEWP can be positioned without risk of damage to the building or canopy) or a
water fed extendable pole can be used from within the MEWP cage.

For windows that are located above a single storey roof area, access stairs have been
provided from within the building to allow safe transfer onto the flat roof and cleaning via
conventional methods.

Roof lights to the flat roof should be washed down with a hose pipe & cleaned with a water fed
extendable pole. Anti-slip walkways have been provided to provide a recommended route to all
rooflights. Roof lights to the pitched roof should be washed down with a hose pipe & cleaned

BAM Design ARCH Page 5 of 8

with a water fed extendable pole. A fall restraint system and textured anti-slip walkway has
been provided to the pitched roof for this purpose. External bib taps are to be provided at roof
level to provide the water source if required. Note that the rooflights are not to be walked upon,
but are designed minimally to take the weight of a person falling onto them (Class B ACR).
Any fall onto a rooflight should be reported immediately, as the integrity of the glazing or frame
may have been damaged during the incident.

4.2 Long Reach Poles

To clean the highest windows the length of pole necessary would be in the region of 7.8m.
Training may be required to use such a pole. Assuming an optimum 1:5 ratio of height to plan
offset, approximate access zones adjacent to the building facades where glazing is to be
cleaned will be 1.75m max.

4.3 Cleaning External Finishes (Brickwork, Render)

The external facade will only require cleaning in the event of vandalism/graffiti and it is
anticipated that the areas affected are likely to be those within easy reach of the ground (i.e. to
brickwork or rendered blockwork). In the event that an area at first floor level needs attention, a
scaffold tower or MEWP should be used.

In the event that an item needs to be leant against the lightweight insulated render system at
first floor, the render manufacturer should be consulted for the necessary load spreading
requirements.

5.0 Roof Access

5.1 General for roof access:

The single storey roof is accessed from a secure stair at first floor within the building. Access
via the stair is for inspection and minor maintenance only. Anti-slip walkway has been provided
along all gutters, plant and rooflights.

The main flat roof is accessed from a secure stair and large roof hatch from within stair 2. The
roof hatch is to be manually operated. Access via the stair is for inspection and minor
maintenance only.

The 11.5° pitched roof is accessed via the main flat roof. A fall restraint system and textured
anti-slip walkway has been provided to the pitched roof to aid access to the rooflights. A sign
at the base of the pitched roof entry point is to be provided to ensure operatives are aware of
the requirement to use the fall restraint system if accessing the rooflights. Only trained
operatives should have access to the roof areas requiring fall restraint. The fall restraint
system designer is to ensure the lanyard length and eyelet positions are suitably designed and
positioned to ensure falls onto fragile surfaces and over the roof edge are not possible.

The flat roofs have a minimum 1100mm high permanent parapet to the entire perimeter.

5.3 Access to Roof Plant Areas

The plant and equipment at roof level has been limited to that which cannot be located at
ground floor or within the building. Anti-slip walkways have been provided to all serviceable
equipment.

For normal maintenance and replacement of consumables, the hand tools and parts for roof
top plant are sufficiently small and light as to fall within health and safety executive guidance
for carrying, providing 3 points of contact are maintained at all times during roof access. A tool
belt or similar could be used to ensure this is achieved.

The doors to the roof access points should be secured to ensure only authorized personnel
have access. Signage should be provided to indicate that access is for maintenance personnel
only.

BAM Design ARCH Page 6 of 8

For further details and for major plant replacement, refer to the separate M&E Plant Access
and Replacement Strategy document.

5.4 Roof Outlet Inspection

Regular roof access will be required for inspection of rainwater outlets. Access will generally
be as described above.

Gutters to the classroom canopies can be inspected and cleaned using a mobile scaffold
tower. The gutter to the main entrance canopy slopes towards the building, therefore a MEWP
is recommended. None of the canopy glazing is intended to be walked upon.

Hoppers to the dining hall roof which drains onto the kitchen roof should be cleaned by rodding
up the downpipe spout from the kitchen roof to remove the requirement for ladder use. A
stainless steel leaf guard mesh is to be included to the hopper top to minimise maintenance
requirements.

5.5 Other Roof Access

The provisions described above for safe access to the roof are intended to allow for minor
maintenance, cleaning and inspection only. For major maintenance inspections and
repair/maintenance work, method statements for access and safe working must be obtained
from the relevant contractors and written specifically to suit the nature of the inspection and the
resulting work.

6.0 Other Plant Areas (Non Roof Level)

6.1 Generally

For further details of access requirements/mechanical handling to carry out routine
maintenance and replacement of major plant not located at roof level, refer to separate M&E
access and plant replacement strategy document.

7.0 Internal High Level Access

7.1 Generally

Before undertaking any work at height it is the operator’s duty to assess the risks and choose
the safest feasible means of access.

7.2 Constraints

Permissible internal floor loadings need to be defined to establish the capability of a floor to
take MEWPs or mobile scaffold towers; refer to Structural Engineer’s drawings. MEWP size
needs to take into account that double door openings are typically no more than 1650mm wide
and 2050mm high. The MEWP size at first floor is also limited to the lift car size of 1100mm x
1400mm.

The high level access strategy needs to be developed taking into account the maximum
permissible distributed and point floor loads as well as the following floor constructions:

 Composite floor slab with carpet or vinyl finish.
 Ground bearing concrete slab with carpet or vinyl finish.
 Ground bearing concrete slab with sprung timber floor.

BAM Design ARCH Page 7 of 8

Areas that may require high level access could for example be for repainting, changing
lightbulbs, cleaning internal windows / roof lights and maintenance of high level damper units.

Method statements defining safe working methods must be provided before any maintenance
work, beyond window cleaning, is undertaken.

7.3 Window / Roof light Cleaning

Most windows can be cleaned internally using conventional window cleaning methods. For
high level internal windows and roof lights (i.e. Hall & stairs) a misting nozzle (or similar)
should be applied to a water fed extendable pole to prevent excess water leading to slip
hazards. Any spills should be cleaned immediately. A mobile tower scaffold or MEWP is
recommended if a long pole system can’t be used.

7.4 Luminaires

All luminaires below 3m can be accessed by stepladder (for light work of short duration only)
but preferably by mobile scaffold.

Access to luminaires at heights above 3m should be carried out by MEWP or mobile scaffold.

8.0 Access

8.1 Bin store location and access – at ground level and easily accessed.

8.2 Loading bay/deliveries and access – at ground level and easily accessed.

9.0 Maintenance Inspections/Maintenance Work and Repair

9.1 The Requirement for Risk Analysis and Method Statements

Access provision for maintenance inspections and actual maintenance work will depend on the
nature and duration of the inspection or work. Access could range from ladder to MEWP or
scaffold structures. The ground finish and profile may affect such choice and contractors
should ensure that they are aware of all constraints including loadings/bearing capacities and
robustness and protection of structure before proceeding.

All high level work should be carried out in strict accordance with current legislation, the
recommendations of current guidance and good practice.

Method statements defining safe working methods must be provided before any maintenance
work, beyond cleaning, is undertaken. A risk assessment must be carried out before
commencing any work at height activities.

9.2 Glass Replacement

Refer to specific proposals by the specialist sub-contractors contained within the H&S file.

Glazing to curtain walling will need to be installed from the outside. Where this occurs at high
level, MEWP platforms will be required. Window glazing can typically be replaced from inside.

A method statement for the safe replacement of glazing and curtain walling will be required
from the specialist sub-contracted installer reflecting their proposed system(s).

BAM Design ARCH Page 8 of 8

BEAUMONT PRIMARY ACADEMY

Project: 4633

Mechanical, Electrical & Public Health Services Plant Removal/Exit Strategy

This document has been produced to demonstrate the suggested methodologies for the
replacement and maintenance of the building services plant to be installed at the new
Beaumont Primary Academy.

The strategy outlined in the document indicates the principal items of plant throughout the
school and the maintenance and replacement strategy for each item.
The strategy is based on indicative selections for the plant items but should be applicable for
alternative manufacturers of equivalent equipment.

The main plant will be located within the ground floor designated plant area and on the above

roof. The positioning of plant shall be undertaken to ensure adequate maintenance access to
enable plant to be fully maintained in accordance with the manufacturer’s recommendations.

All plant will be designed and positioned to enable easy removal/replacement.

Detailed below is the proposed plant replacement strategy for the building and identifies how
the main plant items may be removed from the building should replacement be required
during the life of the building.

Principal Plant Items

Plant Item(s) Location(s) of Plant Proposed Method for Removal/Replacement

Kitchen Ventilation Roof plant area  Access to kitchen ventilation plant should
Plant be via building roof access. Step ladder
access should be avoided if possible.
VRV External Roof plant area
condenser plant  Disconnect/dismantle AHUs into pre-
assembly sections.

 Lower to ground floor level car park with
crane or MEWP.

 Load sections onto vehicle

 Access to condenser plant should be via
building roof access. Step ladder access
should be avoided if possible.

 Disconnect/dismantle from system
 Lower to ground floor level car park with

crane or MEWP
 Load onto vehicle

1

BEAUMONT PRIMARY ACADEMY

Plant Item(s) Location(s) of Plant Proposed Method for Removal/Replacement

Boiler plant Ground floor plant Option 1- for smaller items of plant (i.e.
room burner/valves)

 Disconnect/dismantle section from main
plant

 Remove from plantroom via designated
routes

 Remove to outside through ground floor
exit to car park

 Load onto vehicle

Option 2 (for larger items of plant)

 Disconnect/isolate/dismantle from system
 Trolley through plantroom via designated

routes
 Remove to outside through ground floor

exit to car park
 Load onto vehicle

LTHW heating Ground floor plant  Disconnect/dismantle section from main
circulating pumps room plant
and ancillary items
 Remove from plantroom via designated
routes

 Remove to outside through ground floor
exit to car park

 Load onto vehicle

2

BEAUMONT PRIMARY ACADEMY

Plant Item(s) Location(s) of Plant Proposed Method for Removal/Replacement

Main LV Ground Floor Plant consists of switchgear MCCBs and metering
Switchboard equipment all located in a panelboard-style
arrangement forming the main LV switchboard,
Internal Risers located in the ground floor LV switch room. Prior
to disconnection and dismantling of faulty/
replacement equipment full method statements
and risk assessments will be required for isolation
and removal of all Electrical plant and equipment.

Access to switchgear for maintenance,
replacement and operation should be restricted to
Skilled Persons only and access to all rooms
containing electrical switchgear should be
controlled by the Facilities Manager. Rooms
should be kept securely locked at all times unless
access for operation and maintenance is required
and in these circumstances access should be
managed to prevent any non-skilled personnel
from entering. Replacement of equipment should
only be carried out under a permit to work system.

Regular access may be required to carry out
reading of meters or for switching purposes.

For removal of moulded case circuit breakers,
electrical switchboard components, casings and
capacitors, these would need to be manually
disconnected and removed by hand

 Isolate electrical services and fit suitable
lock out isolation equipment

 Dismantle and remove faulty sections
 Lower to floor level, trolley to footpath,

load plant onto vehicle (for large items
and full replacement)
 Load parts onto trolley and wheel to lift
and take lift to ground floor and wheel out
of appropriate double exit doors to car
park
 Load sections onto vehicle, using a lifting
rig.
For removal of main switchboard or main
switchgear
 Make dead electrical services by Northern
Powergrid attending site to remove main
service fuses.
 Disconnect/dismantle failed equipment
 Remove from Intake cupboard and
transfer to vehicle using trolley.

All internal risers should be kept locked at all
times and access controlled by the Facilities
Manager. Access to equipment should be
restricted to Skilled Persons or Instructed Persons
under the supervision of Skilled Persons only.

3

BEAUMONT PRIMARY ACADEMY

Plant Item(s) Location(s) of Plant Proposed Method for Removal/Replacement
Internal Risers
Equipment consists of distribution equipment and
overload equipment, all wall mounted

Prior to disconnection and dismantle of faulty/
replacement sections full method statements and
risk assessments will be required for isolation and
removal of all electrical plant and equipment.
Isolation should be controlled via a permit to work
system and by locking off the electrical supply at
the main LV switchboard before removing any
protective covers.

For removal of miniature circuit breakers,
electrical component and casings, these would
only need to be manually disconnected and
removed by hand.

Smaller Plant Items

Plant Item(s) Location(s) of Plant Proposed Method for Removal/Replacement

MVHR units High level within the  Disconnect MVHR unit from power and
Studio, Kitchen ducting.
Change, PE Store
Reception WC’s and  Transport on a trolley or similar moving
General Store ceiling equipment to the service yard from
voids classroom. (The lift will be used where
necessary to move the units between
floors).

Extract Fans Externally at roof  Access to roof mounted plant should be
level and internally at via building roof access.
high level within
WC’s, Stores, Stairs,  Disconnect extract fan unit from power
and Specialist and ducting.
Teaching ceiling
voids  Transport on a trolley or similar moving
equipment to the service yard from
classroom. (The lift will be used where
necessary to move the units between
floors).

4

BEAUMONT PRIMARY ACADEMY

Plant Item(s) Location(s) of Plant Proposed Method for Removal/Replacement

Boost Fans Externally at roof  Access to roof mounted plant should be
level and internally at via building roof access.
high level within first
floor corridor  Access to fans at high level in 1st floor
corridor should be via mobile scaffold
towers or mobile access platforms (step
ladders may be used if deemed
appropriate).

 Disconnect extract fan unit from power
and ducting.

 Transport on a trolley or similar moving
equipment to the service yard from
classroom. (The lift will be used where
necessary to move the units between
floors).

5

BEAUMONT PRIMARY ACADEMY

Routine Maintenance Items

Plant Item(s) Location(s) of Plant Proposed Method for Routine Maintenance

Valves High level radiant All valves will be accessible via mobile scaffold
panels and corridors towers or mobile access platforms (step ladders
may be used for single storey access as deemed
appropriate) through access panels or accessible
ceilings.

MVHR units High level within the MVHR units are accessible within the ceiling voids
via mobile scaffold towers or mobile access
Studio, Kitchen platforms (step ladders may be used for single
storey access as deemed appropriate) through
Change, PE Store access panels or accessible ceilings.
Reception WC’s and

General Store

Extract/Boost Fans Externally at roof Extract fans are generally accessible within the
level and internally at ceiling voids via mobile scaffold towers or mobile
high level within first access platforms (step ladders may be used for
floor corridor and single storey access as deemed appropriate)
within WC’s, Stores, through access panels or accessible ceilings.
Stairs, Specialist Access to roof mounted plant should be via
Teaching ceiling building roof access.
voids Access to fans at high level in 1st floor corridor
should be via mobile scaffold towers or mobile
access platforms (step ladders may be used if
deemed appropriate).

Damper Actuators High level within main All dampers and actuators will be accessible via

corridor mobile scaffold towers/access platforms or via

step ladders.

Smoke detectors Ceiling mounted in all Regular access will be required to all detectors for
areas including operational checks and cleaning.
teaching spaces
Generally detectors are mounted at a height that
can be accessed from a small mobile platform or
with a pole, including all staircases

Replacement of faulty detection equipment can be
carried out without the need to isolate the fire
alarm system.

Grilles, Diffusers Ceiling mounted in all All building services equipment will be accessed
areas including for maintenance etc via a proprietary platform,
teaching spaces temporary scaffold tower or MEWP brought in by
the specialist maintenance team. Planned
maintenance regimes should be put in place to
ensure minimal frequencies of access.

6

BEAUMONT PRIMARY ACADEMY

Plant Item(s) Location(s) of Plant Proposed Method for Routine Maintenance
Internal luminaires
Ceiling/wall mounted Generally internal luminaires are mounted at a
in all areas including height that can be accessed from a small mobile
teaching spaces platform, including luminaires on staircases. The
exception to this strategy is in the main Hall and
the main Stairs.

Luminaires in the main Hall comprise modular
LED light source luminaires. Access for
maintenance and cleaning will be via mobile
access working platform suitable for access to a
height of 6 metres.

Luminaires on the main Stairs comprise wall
mounted LED fittings. Access for maintenance
and cleaning will be required using a mobile
access tower suitable for use on a staircase.

Planned maintenance regimes should be put in
place to ensure minimal frequencies of access for
changing luminaires etc.

Luminaires may be replaced by local isolation and
locking off of the sub circuit protection equipment

External Lighting External posts / External lighting will be accessed for maintenance
building mounted via a temporary scaffold tower or MEWP brought
in by the specialist maintenance team. Planned
maintenance regimes should be put in place to
ensure minimal frequencies of access for
changing light fittings etc.

Luminaires may be replaced by local isolation and
locking off of the sub circuit protection equipment

CCTV External posts / CCTV will be accessed for maintenance via a
building mounted temporary scaffold tower or MEWP brought in by
the specialist maintenance team. Planned
maintenance regimes should be put in place to
ensure minimal frequencies of access.

For all the items above a risk assessment is required to determine the appropriate method for
accessing & working on the equipment.

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