Blue Hole Cottage Wooton Wawen
Schedule of Works required to ensure safety of the building and to limit
further serious risk of loss to the historic fabric
Please note that this schedule has been prepared from a site visit and very
limited access to the site. It should be noted that as materials are removed
further hidden issues may become more evident.
The schedule sets out the minimum anticipated work that is required to make
the building safe and to ensure that no further degradation of the structure
occurs in order to preserve the historic fabric.
Middle section of building (adjacent to the existing previously converted
dwelling) Denoted A
This part of the building is currently being worked on and therefore the
comments made are relevant only as from the date of inspection by Building
Control (5 June 2014)
All the timber frame that exists requires to be adequately supported by propping
(ie suitably positioned acro-props). Additionally all props should be effectively
braced to one another to ensure that there is no opportunity for racking (ie total
collapse of the structure), alternatively a suitably designed support scaffold
could be installed. Great care should also be taken where the structural frame
connects into the existing dwelling structural frame.
Any infill panels between the structural timber frame should be removed if loose
(or defective) at which point the structural frame can be assessed in terms of its
structural integrity and where necessary any defective timbers be removed and
repaired or replaced.
As this section of the building is currently being worked on, a scheme of work
should be agreed with the owner to ensure that it is made wind and weather
tight within an acceptable timescale.
Note: It is suggested that the owner outlines what works are intended and
achievable before the end of October 2014, after which time the roof should be
temporarily sealed with an air permeable roof felt held down by roofing battens.
TIMESCALE FOR WORKS TO ‘A’ - owner to submit outline of intended
works by end of June 2014. Roofing to be sealed by 31 October 2014.
Middle section of building (in between the area detailed above and the
single storey section of the building) Denoted B
All the timber frame that exists needs to be adequately supported by propping
(ie suitably positioned acro-props). Additionally all props should be effectively
braced to one another to ensure that there is no opportunity for racking (ie total
collapse of the structure), alternatively a suitably designed support scaffold
could be installed.
All roof tiles should be removed at which point the roof members and any
supporting structure can be assessed in terms of its structural integrity and
where necessary any defective timbers be repaired or replaced. Once this has
taken place the roof should be temporarily sealed with an air permeable roof felt
held down by roofing battens.
Any infill panels between the structural timber frame should be removed if loose
(or defective) at which point the structural frame can be assessed in terms of its
structural integrity and where necessary any defective timbers be removed and
repaired or replaced and the infill panels reinstated to an agreed detail.
TIMESCALE FOR WORKS TO ‘B’ – by end of July 2014
Single storey right hand section of building (looking from front
elevation) Denoted C
The chimney should be reduced substantially in height. The amount of brickwork
requiring to be taken down will be dependent on the quality of the mortar joints
(as a very minimum it will require to be taken down to eaves level)
Any brickwork in the chimney and the load bearing walls which is loose or in
danger of collapse should be taken down or made safe.
All roof tiles should be removed at which point the roofing members and any
supporting structure can be assessed in terms of its structural integrity and
where necessary any defective timbers be removed and repaired or replaced.
Once this has taken place the walls and chimney should be made good and the
roof should be temporarily sealed by use of an air permeable roof felt held down
by roofing battens.
TIMESCALE FOR WORKS TO ‘C’ – by end of July 2014
Conclusion
The works required are far reaching and any element of work could have an
adverse effect on another element of the structure. The work should therefore
be carried out in a structured/methodical order in order to safely preserve the
historic fabric. It is important that working methods are determined that
encompass the requirements of the CDM regulations to ensure the health and
safety of those working on and living around the building.
There is a risk that as more exposure of the structure is made the state of the
building may be worse than is obvious from initial inspections. It may therefore
be prudent that a qualified structural engineer should be engaged to inspect the
structure, draw up a schedule of how the works should be undertaken and
inspect the work as it is carried out.
There is also the risk that the slow speed that Mr Street (the owner) works at
may also have a detrimental effect on the historic fabric of the building; as
elements of the structure will be exposed for a greater period of time than is
necessary.