STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE 3 ... · structural appraisal of existing domestic...
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STRUCTURAL APPRAISAL
OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE
off ROUNDHILL ROAD
HASLINGDEN
CONTRACT NO. B13099 JAMES CROSBIE ASSOCIATES LTD.
CONSULTING CIVIL & STRUCTURAL ENGINEERS
37 CHORLEY NEW ROAD, BOLTON. BL1 4QR
FEBRUARY 2014 TEL. 01204 384585
FAX. 01204 363358
E-MAIL [email protected]
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 1
1.0 INTRODUCTION
We would confirm having attended the above property and have carried out a
visual inspection as instructed.
The survey was instigated to determine the suitability or otherwise of the
existing property for conversion to a habitable property. The scope of our
brief was to inspect and report upon the general structural condition of the
property, this report is restricted to this specific matter. It was not within the
scope of our brief to prepare a detailed schedule/specification of remedial
works, or to supervise any such works. We did not have the opportunity to
monitor the condition of the property over a period of time, nor was it within
our brief to undertake any works to expose the foundations of the property. At
the time of our inspection the property was utilized as a general store.
This report deals essentially with the structural aspects of the property. It is
not a Building Surveyors Report which would cover in detail such items as
serviceability, damp-proof course, gutters, roof finishes, electrical goods and
the like, which represent the fabric of the building.
2. THE PROPERTY
The property is a single storey detached building currently utilised as a store,
with a duo pitched tiled roof supported on single leaf blockwork walls, with a
solid concrete slab ground floor construction. The property is standalone and
is remote from the cottage to which it belongs and directly fronts the access
road to the South East elevation and is grassed to the remaining elevations.
As part of the refurbishment it is proposed to remove in its entirety the roof
and to replace it incorporating attic accommodation. It is proposed to construct
a small extension to the rear left-hand corner.
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 2
3. FINDINGS
3.1 EXTERNAL INSPECTION
The exterior of the property has been examined and the following observations
were recorded.
3.1.1 South East Elevation
The elevation incorporates three windows incorporating solid stone
heads.
The South East elevation directly fronts the access road and has a thin
render coating. The wall, in its entirety, has a visual lean and was
noted to lean outwards by approximately 50mm up to the cill of the
windows and with an overall lean of approximately 75mm up to eaves.
Fine and historic cracking is evident below the left-hand and central
windows, with cracks progressing downwards towards both the left
and right-hand sides and with the cracks increasing towards the right-
hand side of the middle window. Further horizontal cracking was
evident between the left and central window and also between the
central window and the right-hand window. Cracks to the ends of the
lintels to the central window were noted. Further cracking was evident
to the right-hand window, progressing downwards from the centre of
the window towards the left, being in the region of 3-4mm and further
more significant cracking was evident to the top right-hand corner of
the window, progressing upwards to eaves, in the region of 12-15mm.
3.1.2 North East Elevation
This elevation to the property incorporates a single door opening and
two windows. The whole of the wall is rendered.
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 3
Stepped diagonal cracking was evident commencing over the door and
running upwards towards the front roof slope. Horizontal cracking
progressing from the far corner of the door running along and over the
central window towards the rear window, being in the region of 2-
3mm. Diagonal cracking was evident commencing from the far
window, running downwards towards the front and also from the top
far corner of the window upwards towards eaves, being in the region of
5-6mm. The wall was noted to be plumb within an acceptable
tolerance.
3.1.3 North West Elevation
This elevation incorporates three window openings and from the left
hand corner upto the right hand reveal of the left-hand window, when
viewed facing the elevation, is of exposed block and being rendered to
the remainder of the wall.
Cracking was evident beneath the middle window, running downwards
towards ground being in the region of 1-2mm and further cracking was
evident to the top of both corners of the middle window and
progressing upwards to eaves, being in the region of 2-4mm. The wall
was noted to be reasonably plumb within acceptable tolerance.
3.1.4 South West Elevation
This elevation incorporates a large timber opening, with an exposed
substantial steel lintel and a small opening over the lintel. The wall is
of exposed blockwork.
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 4
Cracking was evident, progressing from the top corners of both ends of
the lintel, running upwards towards the roof, being in the region of 5-
10mm. It was noted that there was evidence of corrosion to the lintel
with a gap was evident between the blockwork and the top of the
lintel.
3.2 INTERNAL INSPECTION
An internal inspection of the property was undertaken and the following
observations recorded.
The roof structure was exposed, consisting of 4 timber trusses, supported on
blockwork piers, supporting timber purlins and rafters. Due to the extent of
stored material it was difficult to undertake a close examination of the property
but it was noted that in general areas of cracking were evident as noted
externally. All the lintels were of exposed steel I-section members, except to
the front elevation as noted, which were of solid stone.
As it is intended to replace the roof a detailed inspection of the roof
construction was not undertaken.
4. CONCULSIONS
From the findings from our inspection, we are of the opinion that with some
remedial works to be undertaken, the property will be satisfactory for the
conversion to habitable accommodation. We would advise that in order to
meet Building Regulations we would consider that the existing walls would
remain, with the construction of a new internal lining of blockwork with
insulated cavity.
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 5
Except for the South East elevation and the South West elevation the property
incorporates exposed steel lintels all of which show significant evidence of
corrosion and will require to be replaced.
The South East elevation was noted to be quite distorted, with a lean in the
region of 75mm, together with numerous cracks to the openings. As part of
the proposals it is intended to incorporate an additional window opening and
we would consider that in this instance, due to the extent of the distortion, that
the elevation should be taken down and rebuilt plumb.
The North East elevation is to have the openings adjusted and we would
consider that the cracks to this elevation should be crack stitched with the
horizontal crack infilled with epoxy mortar and with the crack to the top right-
hand corner locally rebuilt.
To the South West elevation the substantial exposed lintel is required to be
replaced which would entail the blockwork to the gable pike built off the lintel
to be taken down and rebuilt. The existing large opening will require to be
infilled, with normal cavity wall construction.
It was noted that the external walls appeared to be constructed off the ground
slab and we would consider, in order to construct the external walls and to
meet current Building Regulations, it will be required for the existing external
walls to be underpinned to the satisfaction of the Building Control Officer.
From our observations of the slab construction we would consider that this is
sufficiently robust in order for the underpinning to be undertaken in short
lengths without significantly affecting the stability of the external walls.
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 6
This report is our opinion of the conditions as they existed at the time of our
inspection, we have not inspected foundations or tested drains.
Yours faithfully
P G Wright
JAMES CROSBIE ASSOCIATES LTD
N.B. All reports prepared by James Crosbie Associates Ltd. are confidential to the
Client for the specific purpose to which they refer. This report may be
disclosed to other Professional Advisors assisting the Client in respect to that
purpose, but no responsibility is accepted by James Crosbie Associates Ltd.
to any third party in respect of it.
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 7
PHOTOGRAPHS
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 8
SOUTH EAST ELEVATION
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 9
NORTH EAST ELEVATION
NORTH WEST ELEVATION
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 10
SOUTH WEST ELEVATION
CRACKING TO SOUTH EAST ELEVATION
STRUCTURAL APPRAISAL OF EXISTING DOMESTIC STORE
3 COLDWELLS COTTAGE off ROUNDHILL ROAD HASLINGDEN
B13099 JAMES CROSBIE ASSOCIATES LTD
FEBRUARY 2014 37 CHORLEY NEW ROAD
BOLTON BL1 4QR 11
CRACKING TO CORNER NORTH EAST ELEVATION