structural appraisal of existing domestic store 3 ... · structural appraisal of existing domestic...

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.





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.





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.





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.





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.





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.





BOLTON BL1 4QR 7

PHOTOGRAPHS





BOLTON BL1 4QR 8

SOUTH EAST ELEVATION





BOLTON BL1 4QR 9

NORTH EAST ELEVATION

NORTH WEST ELEVATION





BOLTON BL1 4QR 10

SOUTH WEST ELEVATION

CRACKING TO SOUTH EAST ELEVATION





BOLTON BL1 4QR 11

CRACKING TO CORNER NORTH EAST ELEVATION

structural appraisal of existing domestic store 3 ... · structural appraisal of existing domestic...

Documents