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The Threshing Barn
PLANNING PACK
Contents
Land PlanExisting Floor Plan
Proposed PlansStructural Survey and Wall Repair Plans
Schedule of WorksDecision Notice
01363 773757 info@cartergeering.comwww.cartergeering.com
cartergeering
est.1995
BA
RN
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This
dra
win
g is
subj
ect t
o co
pyrig
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mus
t not
be
copi
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r rep
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uced
with
out p
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m A
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Ser
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s (kn
own
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.S.a
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.S. T
his d
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s; St
ruct
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Eng
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alcu
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lect
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, hea
ting
or p
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Inst
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tions
, Tilin
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ecor
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ns e
tc. A
ll dim
ensio
ns m
ust
be c
heck
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y th
e co
ntra
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bef
ore
com
men
cem
ent o
f con
stru
ctio
n. N
o re
spon
sibilit
y or
liabi
lity
for n
on-c
onpl
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lack
of i
nfor
mat
ion
will
be a
ccep
ted
by
A.S
.,or f
orch
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s mad
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the
clie
nt o
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ither
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or d
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nstru
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All
dim
ensio
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nd a
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s w
here
sta
ted
are
appr
oxim
ate.
EXTE
NSI
ON
S C
ON
VER
SIO
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NEW
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PLA
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& B
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Nor
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Sout
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Exist
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Firs
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200
STRUCTURAL REPORT
Ford Farm Eggesford. Crediton
EX18 7JY.
SURVEY DATE : 19th December 2016 CLIENT : Mr E. Skinner. Report prepared by : ___________________ David Golightly B.Sc. C.Eng. M.I.Struct.E. M.I.Mech.E. DAVID GOLIGHTLY CONSULTING ENGINEERS LTD 11a WARDREW ROAD ST THOMAS EXETER EX4 1HB TEL & FAX 01392 411733
1.0 CONTENTS 2.0 INTRODUCTION 2.01 Brief 2.02 Survey Procedure 2.03 Purpose of Report 2.04 Property Description 3.0 INSPECTION 3.01 External 3.02 Internal 4.0 DISCUSSION AND RECOMMENDATIONS 5.0 CONCLUSION
2.0 INTRODUCTION
2.01 Brief
The report was commissioned to assess the suitability of the barn for
conversion to a dwelling.
2.02 Survey Procedures
A site visit was made on the 19th December 2016, where a structural
inspection of the building was undertaken. The survey consisted of the
inspection of visible, exposed and accessible parts of the fabric of the
building under consideration. This report does not cover timber disease of
any description, woodworm, beetle infestation or any other vermin or
insect except where structural stability is impaired. We have not inspected
woodwork or other parts of the structure which are covered, unexposed or
inaccessible and we are therefore unable to report that any such part of the
property is free from defect.
2.03 Purpose of the report
The purpose of the report is to assess the suitability of the building for
conversion.
2.04 Property description
The barn is rectangular and detached, it faces into a courtyard area with the
farm house to its left and a barn to its right-hand side. The front elevation
faces just south of due east into the courtyard area.
The building is two storey of cob wall construction above a stone plinth,
with a ridged corrugated sheeted roof, running north to south.
There is a single storey lean to on the southern side, which has a corrugated
mono pitch roof.
The site is has a slight slope from the east down to the western side, but is
relatively level north to south.
3.0 INSPECTION
3.01 External
The roof structure is generally true to line to all elevations; the corrugated
asbestos type sheeting is in a relative good condition and has kept the barn
dry internally.
The wall on the courtyard elevation (east) is in a relatively good condition,
the wall is reasonably vertical, the render over the cob has been damaged
towards the base on the southern corner, with some loose stone below,
probably due to physical damage. The main door lintel has had a remedial
prop installed between the two doors, this lintel is decayed at the ends.
There is a small render crack to the side of the window.
The southern elevation low level wall is in a relatively good condition, but
above the lean to roof the main wall render is poor and has fallen away just
above the lean-to roof junction, with some cracking to the left-hand side
and at the higher levels.
The render crack noted on the gable wall continues down the rear wall, at
the junction of the lean to. The rear elevation is in a relatively good
condition, the wall is generally vertical at the lower level, and there are
some areas where the render has fallen off, mainly around the buttresses,
doorway, and the junction to the stone plinth. Below the doorway, there is
some remedial brick infill to the stone plinth. The northern end has
vegetation growing over the render , this continues around the corner onto
the northern gable wall.
On the northern gable, the wall is in a relatively good condition, there are
some patches where the render has fallen away, and there is a high-level
render crack to the north-eastern corner.
3.02 Internal
Entering the room at ground floor to the northern end, the floor is of stone
laid as cobbles, there has been some floor excavation and drains added in
the past. The cob walls are in a generally good condition, but some of the
plaster has fallen away. The first-floor timber joists and boarding is in a
good condition, as is the main door timber lintel.
The room to the southern end is partitioned into three areas, the northern
end has a concrete and earth floor, the centre bay is timber boards laid on
soil, and the end is concrete. The floor timbers are decayed due to the damp
earth they are bearing into.
The first-floor joists, although in a reasonable condition are undersized for
the span and are consequently bowed. The boards are also relatively good,
although decayed in a few areas. The walls are in a reasonably good order
and generally vertical at ground floor level, although some plaster has
become detached.
At first floor level, some vegetation is growing through at the north-
western corner, the building corners indicate slight outward movements
and minor cracking was noted.
The timber raised collar tie roof trusses appears to be in a good condition,
with no visible opening of the joints. Most of the timber purlins are in a
reasonable condition, they are damp stained with some decay towards their
ends where they protrude through the building at the gable wall.
The top triangle on the northern gable wall is corrugated sheet, which is in
a good condition.
In the end lean to section the floor is stone laid as cobbles with a small area
having been excavated. The cob condition is quite poor due to erosion,
probably by animals. The low-level stone is satisfactory, and the roof and
timbers are also reasonably good.
4.0 DISCUSSION AND RECOMMENDATIONS
The cob walls of the barn are in a reasonably good condition and the cob
is of good quality. Some minor repairs to the cob are required, mainly
inside the lean to due to the erosion by animals, and the generally making
good as expected in walls of this age. The cracks noted in the corners would
benefit from a crack stitch repair which will tie the building together and
stabilise against any further movements.
The very slight outward lean at the high-level wall and condition of the
corner cracks illustrates a typical problem with this style of roof, this style
of truss with the raised tie gives a resultant horizontal thrust at eaves level
and is responsible for the wall top being pushed out slightly.
Final Engineers design calculations for building regulation conformity will
be required to establish if all the roof timbers and floor can be re-used or if
any strengthening will be required.
The floors will require excavation and new insulated concrete floors
installed.
5.0 CONCLUSION
The barn is in a good condition having been kept dry over the years and is
suitable structurally for conversion. The walls need very little upgrading
and appear generally sound, with the stone and cob being of a good quality.
The roof structure and first floor structures are in a reasonable condition
and should be able to be re-used, subject to the Structural Engineer’s
detailed calculation checks for compliance to building regulations.
Schedule of Works: Barn
Proposal
The proposal is to convert the barns into habitable accommodation.
Before any construction work begins effect a scaffold to brace the existing
structure, to stop any movement that may take place. The scaffold must support
and resist any lateral movement. Bracing should be at the bottom of the structure.
Physical contact with the diagonal and horizontal bracing should be spaced at a
maximum of 2.4 metres. When cutting apertures for windows, needling technique to
be employed supported at each end by Acros to support the walls above
Lintels to be inserted at this stage, The walls may need some remedial work.
Inset lintel for the new and existing windows, use Acro props as necessary, to
support the roof above and carefully remove the stone below the lintel.
Remove existing roof slates.
The existing roof structure has insufficient strength to carry the proposed slate roof
covering, insulation and plaster board. To enable the existing trusses to be retained,
See Structural Engineers detailed drawings and notes for the new roof structure.
Whilst removing the roof and any removal of perished masonry, great care must be
taken to protect and retain the fabric of the building as the walls are unprotected
and vulnerable to damage at this stage...
Remove any plant and vegetable matter from the wall, paying special attention to
remove any vegetation from the inside of the cracks
Inspect lintels and beams to ascertain soundness and if necessary replace
accordingly
Prepare the floor and Upstand in readiness to receive the new floor slab (The
building will need to be inspected at this stage by the Building Inspector before the
floor slab is poured) the new concrete slab will brace the exterior walls and stop
movement inwards.
Construct new insulated floor slab to the whole of the foot print of the building.
Finish level to suit the door openings.
Fit new insulated roof timber structure ( felt, battening, rafters, steels). Construct new
roof to Structural engineers calculations and drawings to enable the existing trusses
to be retained. Fix new slates, at this stage fit the conservation type roof lights over
dining room, fit guttering and downpipes and allow opening for flue.
Cut door and window apertures and install lintels ready to receive their frames
Fit & fix new door & window frames and construct the cills for the windows to sit on.
6 inch recess to create a shadow line for the windows and doors.
Remedial work to the walls is required as the existing walls have been left
unprotected. Stone work where appropriate will be left untendered & any stone
requiring will be pointed in.
Install all services electrics, plumbing and foul system etc for the en-suite, bathroom
and kitchen.
Some hemp plastering to be used in order to retain the character of the interior and
ensure appropriate moisture movement through the fabric of the building.
Construct partitions to rooms downstairs, in the utility and W/C upstairs construct a
flat ceiling to the room so as to unable open appearance of the vaulted ceiling,
flat roof over utility & W/C as per drawings with plasterboard and skim finish.
On the internal face of walls construct 100mm timber stud wall with 100mm
rockwool insulation, plaster and skim, this is to be used where hatching on interior
walls appears as shown on drawing.
Install bathroom fittings to En-suite, bathroom and Kitchen units
Second Fix carpentry electrics and plumbing
Carefully remove exterior earth level (south east/west elevation) as shown on
drawing, carefully re-point any loose stones back in to place.
Place and secure walkway (south west elevation)
Clean up externally and remove all detritus and unwanted building materials.
Rough cast lime render the external walls and finish in lime wash.
Fitting of timber shutters to external walls.
Justification of Works:
Ford farm has developed over the years, and the traditional barns have become
redundant.
The farm is currently listed as Grade II. The listing is solely on the farmhouse but the barns
are therefore listed in association as they lie within the curtilage.
Ford farm is no longer a working farm; there is no agricultural use for the building. There
are other buildings within the curtilage of Ford farm that provide workshop and storage
facilities for the house.
The building is a particular type of “Bank Barn, it is a characteristic building of the area.
The building is redundant from both agricultural and domestic use, and a new purpose
therefore needs to be found to fund the future maintenance of the building.
Residential conversion would introduce a viable use to the building that would fund its
physical preservation and future maintenance.
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