Ref: 10079
Mr & Mrs M Walton
Outlaithe Farm
Lothersdale
BD20 8HL
17th March 2010
Dear Mr & Mrs Walton
OUTLAITHE FARM
An inspection of the barn to your property was carried out
during
Tuesday
16th
March
2010;
the
inspection
being
undertaken in order to comment upon the overall stability of the
unit and with the subsequent report being prepared in order to
satisfy a planning application requirement.
The barn is attached to the existing property and is constructed of
stone. It is not clear whether the barn was built separately or as
extensions or indeed had recessed openings. It was noted though
that the elevation walls of the barn were approximately 600mm
thick and the party wall (between the barn and the house) had a
thickness of approximately 500mm.
Onto the front elevation (and at right angles) is a small single
storey unit (although the proposed long side elevation of the unit
runs parallel and inside the existing elevation).
The inspection looked at the visible faces of walls etc and found
as follows:

To the front elevation, there was evidence of some
slight bulging affecting the elevation wall and with
maximum deflections tending to occur at about first
floor level. Maximum deflections were measured at
approximately
20mm
–
30mm.
These
lateral
deflections tended to be tied back to zero at ground
level, eaves, the party wall with the house and also
the ‘buttressing wall’ of the extension.
Also to the front elevation, it was observed that
there may well have been a blocked opening (now
containing windows) and with this opening being
immediately
adjacent
to
the
farm
house.
The
external leaf above the opening is supported on a
steel beam (still in place and severely corroding)
and with the inner leaf being supported on a
decaying timber head.

Elsewhere throughout the elevations of the property,
walls were found to be uneven although tending to
be overall reasonably vertical. To all elevations it
was observed that the pointing was not in good
condition; this being particularly evident due to
the rough faced nature of the stone used in the
construction.

Throughout the property, heads above openings
have been formed using timber which is showing
signs of decay and the effects of wood boring insects.

Internally to the barn, the existing first floor was in
an un-serviceable state due to rot, this being due to
significant
holes
in
the
roof
allowing
water
penetration. Due to the unsafe nature of the first
floor no direct access was gained to this area.

It was observed though (via a ladder through an
opening within the first floor) that there was little
(if
any)
bonding
between
the
inner
leaves
of
masonry around corner joints. There were also some
vertical looking cracks in the internal leaf of the
gable but these were observed to occur on more or
less continuous perpend joints.

The roof is supported on 2 No trusses; however these
have been modified where the trusses sit in the rear
elevation. It is not clear why this modification
occurred, however it consists of substantial timbers
strapped to the bottom cord member and with these
members sitting in the wall. The original bottom
cord member has locally been removed above the
‘strengthening’ works. The trusses were showing
visible sags.
Based on the above inspection it is clear that there are some
remedial works required to bring the property up to an acceptable
structural standard, however,
these works do not involve any
substantial (if any) rebuilding. We would recommend works as
follows:

We
would
recommend
that
all
elevations
be
provided with additional restraint. This can be
done within the construction and will greatly
improve
the
stability
of
the
whole
unit.
The
restraint will also add to the stability of the front
elevation. Restraint can be incorporated into the
construction
suspended
by
floors
providing
and
restraint
partitions
with
between
elevation
walls. Restraint can be provided using steel straps
and with partitions made ‘stiffer’ by sheeting with
ply. We would also recommend that straps be
inserted around internal corners formed between
elevations and also between elevations and the
party wall. Restraint should be inserted to fully
comply
with
the
requirements
of
BS5628.the
elevations and the gable and party walls.

All timber heads plus the steel head above the
‘blocked’ opening should be removed and replaced
with an inert form of construction.

The roof will require stripping and relaying on
new batons and felt, at which time it may well be
necessary to re-bed stone work at eaves level.

We would not recommend the use of the existing
trusses
in
their
existing
condition.
We
would
recommend either that the trusses be eliminated
from the construction (at least in a ‘working state’)
or appropriate engineering solutions are provided to
eliminate the ‘strapped on’ supporting member.

The barn will require re-pointing after thoroughly
raking out existing mortar.
The inspection of the barn to Outlaithe Farm revealed a unit
requiring little (if any) rebuilding to bring the barn to an
acceptable structural state ready for conversion. The barn is
showing no significant evidence (if any) of being affected by any
differential vertical movement. Some works are recommended
though to bring the barn up to an acceptable structural state
with these works ranging from the elimination of timber and
steel heads through to the provision of additional restraint etc
etc.
We have not inspected parts which are covered, unexposed or
inaccessible, and are therefore unable to report that any such
part is free from defect.
This report is for the sole use of the addressees and their
professional advisers.
The report cannot be assigned without the
written authority of Holdgate Consulting Ltd.
Yours sincerely
IAN HOLDGATE
CIVIL AND STRUCTURAL
ENGINEERS
Ref: 10079
The Old Hall
23 Park Road
Bingley
West Yorkshire
BD16 4BQ
Telephone
01274 566696
FAX
01274 568224
Mr & Mrs M Walton
Outlaithe Farm
Lothersdale
BD20 8HL
17th March 2010
Dear Mr & Mrs Walton
OUTLAITHE FARM
Our report in respect of the above property is now ready. We will
be pleased to forward this on receipt of our fee in the sum of
£411.25.
Yours sincerely
Debbie Gavin
for HOLDGATE CONSULTING LTD
Please make cheques payable to: HOLDGATE CONSULTING LTD (mailed to the above address).
Please write invoice and reference number on reverse of cheques.
Registered Office: Royd House, 296 Manningham Lane, Bradford, West Yorkshire, BD8 7BP
CIVIL AND STRUCTURAL
ENGINEERS
The Old Hall
23 Park Road
Bingley
West Yorkshire
BD16 4BQ
Telephone
01274 566696
FAX
01274 568224
e-mail
mail@holdgateconsulting.com
Dear
Our fee for undertaking work as requested by you is £
+ VAT.
The invoice will be issued when the design work is complete with
payment due within 14 days. If this is acceptable then please sign
the attached copy of this letter and return to this office.
Signed ……………………………………………………………………. Client
Yours Sincerely
IAN HOLDGATE