REPORT OF STRUCTURAL INSPECTION(with limited intrusive investigation)

FOR

MAPLEDURHAM PAVILIONMAPLEDURHAM PLAYING FIELDS

UPPER WOODCOTE RDREADING

BERKSHIRE

Client:- Reading Borough Council

Job No :- 1620 Date:- February 2016

Registered in England and Wales under Company Number 07314420

Mapledurham Pavilion, Upper Woodcote Road, Reading, Berkshire Job No. 1620

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EXECUTIVE SUMMARY

1. KRP Consulting Engineers were asked to carry out a follow up visual structural inspection &

limited intrusive investigation of the timber framed north elevation (Hall & Function Room),

with emphasis on its structural condition, with reference also to the previous KRP inspections

dated 19 October 2007, September 2015, and the Ridd Wood Consulting Engineers inspection

dated June 2010.

2. This visual inspection of accessible areas externally and internally was undertaken with the

benefit of exploratory works as noted below. No comment is made on the condition of any

unseen element or part thereof except by inference from the condition of the exposed surface

finishes. A design check on the structural elements has not been carried out, nor a check with

regard to compliance with current Building Regulations, unless noted.

3. The building description & the previous findings are well documented in these earlier reports,

and reference should be made accordingly. The 2015 Drawing 15145/01 showing the 2007 &

2015 findings is attached to this report.

4. A visual inspection was initially undertaken. An intrusive investigation was then carried out by

removing internal & external finishes in four areas on the south elevation, together with

localised ceiling panel removal to insect the roof structure. The floor finish was locally

removed to inspect the main ‘flitch’ post baseplate detail, and externally a trial pit excavated to

inspect the baseplate detail and foundation generally.

Mapledurham Pavilion, Upper Woodcote Road, Reading, Berkshire Job No. 1620

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5. From the visual inspection, and as previously noted, it would appear that only minor repair /

remedial works have been carried out since the 2007 inspection, and there appears to have been

a degree of deterioration generally, and particularly to:-

a) The main Hall felt roof covering.

b) Flat roofs over the Front Entrance / Toilets, Kitchen and Store Rooms.

c) Damp penetration generally through walls and roofs, and particularly to the South

elevation.

d) Structural defects to the timber framed elevations.

e) Vegetation growth on the wall and roof, including penetrating into the Toilets.

6. The visual inspection & intrusive investigation findings are recorded in the attached drawings

1620/SK01 & SK02, which include a photographic record.

These findings are summarised below:

a) Roof coverings in poor condition.

b) External timber framed elevations generally in a very poor condition, particularly the

south elevation.

c) The main timber / steel ‘flitch’ posts in some baseplate locations are severely defective

with timber & steel sectional loss due to rot & corrosion respectively. In the small

Function room, the timber post / roof Box beam junction, and at baseplate level, is

significantly wet and with signs of rot to timbers & surface corrosion to the steel plates.

d) The steel baseplates / fixing straps which secure the post to the slab / foundation, are

severely corroded in some locations inspected.

e) The external timber framed cladding, between the main posts, is of slender construction

and is in a very poor state of repair, where externally brick clad & particularly where

externally timber clad. There is no sheathing ply (which provides racking resistance &

stiffness to a framed structure), to the cavity face of the timber frame where inspected, a

lack of, or deterioration of, the vapour barrier, a lack of cavity ties between the brick &

timber frames.

Mapledurham Pavilion, Upper Woodcote Road, Reading, Berkshire Job No. 1620

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f) The similarly constructed external timber framing to the Hall on the North elevation

showed no significant signs of defects internally, although the external cladding showed

evidence of defects / deterioration.

g) The timber roof trusses appeared to be in reasonably good condition as did the high

level external timber framing, although some defects & deterioration was noted to the

gable ends.

h) The external wall foundations, where inspected in a single location, appeared

satisfactory, as did the floor slab, although the floor finish is in a poor condition.

7. The building as previously noted, is in a very poor state of repair, exhibiting numerous defects

to the exposed external timber framed cladding and internal finishes, and roof finishes, both

externally and internally, due primarily to persistent damp ingress. The external timber framed

south elevation is particularly severely defective, and as a precaution, this part of the building

has been closed to public use & the south elevation temporarily propped as indicated in the

attached drawing No. 1620/01.

8. The inspections carried out to date have been of visually exposed areas, and limited areas have

been exposed for inspection. Nevertheless, defects have been consistently found, and it must

therefore be assumed that such defects are widespread, with the prime cause being damp

ingress.

Mapledurham Pavilion, Upper Woodcote Road, Reading, Berkshire Job No. 1620

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9. We suggest the following option for consideration:

a) MINIMUM STRUCTURAL WORKS REQUIRED TO ALLOW RE-OPENING OF

THE HALL / FUNCTION ROOM

Full replacement of the external structural framing & timber framed cladding on the

south elevation (i.e Hall & Function room), using primary steel post & beam frames

with either timber or proprietary steel, infill walling systems, incorporating windows

& doors as required, all to current Building Regulations standards. The brick

elevations could possibly be retained & the inner timber framing replaced.

We would suggest a similar solution to the timber framed full height North elevation,

although, subject to investigation, the posts opposite the Ladies toilet & Entrance

Lobby areas could possibly be retained.

The external timber T & G or ply cladding & fascias to all elevations around the Hall,

Function room, Entrance Lobby & Toilets, Kitchen, & Stores, should be replaced. The

timber framing to these areas could possibly be retained, subject to further

investigation.

Localised structural repairs are likely to be necessary to the joists & Box beams to the

flat roofs. The timber trusses over the Hall appear to be structurally adequate, although

it would be prudent to install additional bracing / lateral restraints.

The main Hall & flat roof coverings, fascias & soffits, rainwater goods should be

replaced.

Mapledurham Pavilion, Upper Woodcote Road, Reading, Berkshire Job No. 1620

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10. If it is intended to carry out a full refurbishment of the abovementioned areas & all remaining

areas of the building, any such proposals should initially be preceded by a thorough survey and

further intrusive investigation, to fully establish the construction form and condition of all

structural elements and cladding, sufficient to prepare a schedule of works and an accurate cost

plan. It is likely, we consider, that extensive repairs, and more probably replacement of

structural elements and cladding will prove to be necessary, and this may ultimately prove to be

cost prohibitive, when other costs are also taken into account, i.e., building services, finishes,

fixtures and fittings, DDA requirements, external works and drainage, etc. Consideration may

then need to be given to providing a replacement building.

KRP Consulting Engineers Ltd February 2016

Disclaimer

This document and its contents have been prepared and are intended solely for the client, Reading Borough Council information. KRP Consulting Engineers Limited assumes no responsibility to any other party in respect of or arising out of or in connection with this document and/or its contents.

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