S. A. Consulting Consulting Civil & Structural Engineers

STRUCTURAL APPRAISAL

FOR

MR M CHAPPELL

(THE REAR STABLES)

AT

YOXALL LODGE

SCOTCH HILL

NEWCHURCH

HOAR CROSS

BURTON-UPON-TRENT

STAFFORDSHIRE

Job No. G-112

SA Consulting Regent House 34B High Street Tutbury Burton-upon-Trent Staffordshire DE13 9LS Tele: 01283 520-495 Email: admin@saconsult.co

Date: December 2016

P/2016/01841Received 22 December 2016

Project Number G-112 Structural Appraisal At Yoxall Lodge (The Rear Stables) Scotch Hill Newchurch Hoar Cross Burton-upon-Trent Staffordshire DE13 8RL

Structural Appraisal For Mr M Chappell Brook House Yoxall Road Newborough Burton-upon-Trent DE13 8SU

Structural Appraisal By Eur.Ing D. Gregory. C.Eng. FIStructE, MICE, AaPS Date of Appraisal Saturday 17th September 2016 and Tuesday 20th December 2016

1.00 INTRODUCTION 1.01 The property in question is a part of the Yoxhall Lodge group of buildings that it is

proposed to refurbish into domestic dwellings. 1.02 This particular building is called The Rear Stables 1.03 It is a two storey, 230 solid brick built detached property as such with a tiled roof. 1.04 To the rear was a small steel framed stable block, The Secondary Stables. 1.05 To the right it was adjacent to the Coach House. 1.06 The Client advised us that there was access to the first floor/roof space. 1.07 With the above in mind the Client has appointed SA Consulting to carry out a Structural

Appraisal on the property and report the findings. 1.08 The Structural Appraisal was carried out on the mornings of Saturday 17th September and

20th December 2016. 1.09 During the time of the Structural Appraisals the weather was dry. 1.10 Photographs are contained in Appendix A. 1.11 The Scope of Works is attached in Appendix B. 1.12 Our observations are as follows

2.00 EXTERNAL Main Roof: 2.01 The duo pitched roof was covered with tiles. 2.02 Although generally acceptable there were small areas where the tiles were loose. 2.03 The ridge of the duo-pitched roof appeared to be acceptably horizontal. 2.04 The roof slopes were free from undue deflection. 2.05 The gutters and downpipes appeared to be in working order. External Walls Front Elevation 2.06 The front elevation consisted of a solid brick wall with a number of stable doors. 2.07 A number of window openings were also present at 1st floor. 2.08 It was apparent that the stable had been built at two separate times with the newer area

being to the left. 2.09 The wall was generally acceptably plumb as such with only a very small area at high level

being slightly out of plumb. 2.10 The concrete lintels were generally acceptable with only one being weathered. 2.11 An inspection of the wall at ground level did not reveal any settlement. Left Hand Gable 2.12 The wall contained a window at high level. 2.13 Here the brickwork was in an acceptable condition. 2.14 Signs of settlement were not seen. Rear of Stables 2.15 This brick elevation contained a large door at ground level and a goods opening at high

level. 2.16 Along the base of the wall was a thick low level concrete wall. 2.17 Although the brickwork was acceptable plumb there were a few weathered bricks. 2.18 The door frames were in poor condition.

2.19 At ground level signs of settlement were not seen. 2.20 The concrete yard area was cracked and in disrepair. 3.00 INTERNAL The original stables 3.01 The ceiling was of timber construction. 3.02 Main beams spanned from external wall to external wall with floor/ceiling joists spanning

between them. 3.03 Although the beams were of significant size they showed signs of undue deflection. 3.04 One of the beams had been strengthened by a steel beam and another by a steel strap 3.05 In another area remedial works had been carried out on the soffit of the ceiling. 3.06 The external and partition walls appeared to be plumb and in an acceptable condition. 3.07 The concrete floor was again in an acceptable condition for a stable. The Newer Extension 3.08 The ceilings were again of timber construction. 3.09 In this area the floor joists spanned from external wall to external wall. 3.10 This area of ceiling was acceptable for a stable. 3.11 The external and partition walls appeared to be plumb and in an acceptable condition. 3.12 The concrete floor was again in an acceptable condition for a stable. Roof Space, First Floor over the stables 3.13 Access was gained via the door on the rear elevation and an internal staircase. 3.14 Both the newer and original part of the structure consisted of timber rafters spanning onto

timber purlins that in turn spanned onto either walls or timber trusses. 3.15 The purlin sizes appeared to be adequate but notches were in evidence 3.16 The roof was generally dry but damp was present around the small roof windows. 3.17 The trusses were generally in good condition but some of them showed historic signs of

attack by pests. 3.18 The floors were in a fair condition as such and reflected the condition seen at ground floor.

4.00 CONCLUSIONS 4.01 It is concluded that The Rear Stable structure would be structurally suitable for

refurbishment to a habitable dwelling. Externally 4.02 It is concluded that externally the roof is adequate. 4.03 The brickwork is also acceptable. 4.04 An injected DPC would need to be added. 4.05 It is concluded that there appears not to be any undue settlement in the walls. 4.06 With this in mind and with thought given as to not adding to the loading on these walls but

loading new internal walls, underpinning might not be necessary. 4.07 It is concluded that it would be prudent to carry out Trial Pits to ascertain the nature of

both the foundations and ground. Internally Ground Floor 4.08 The ceiling appeared to be adequate at present but would need to be upgraded in the

future. 4.09 The walls are in an acceptable structural condition. 4.10 The floors are in an acceptable structural condition for a stable. First Floor 4.11 The roof slope although structurally adequate as such would have to be upgraded to meet a

modern specification. 4.12 The notches in the purlins are a weak point in the member 4.13 Areas of damp in the slope would have to be treated and made good. 4.14 It is concluded that it would be prudent if the timbers were be tested for any insect attack 4.15 The floor timbers could be strengthened or replaced.

5.00 RECOMMENDATIONS External 5.01 It is recommended that an injected DPC be included in the proposed works. 5.02 Thought needs to be given to putting any extra loading onto any proposed internal walls

and not adding to the existing loading on the existing walls. 5.03 This should then negate the need for any underpinning 5.04 It is also recommended that a sum of money is budgeted for to allow the reinstatement of

the immediate surrounding area. Internal 5.05 It is recommended that a sum of money be put aside in case the replacing of timber to the

first floor. 5.06 It is recommended that the notches seen in the purlins be made good.

5.07 It is recommended that the areas of damp in the rafters should be treated and made good. 5.08 It is also recommended that the timbers are be tested for any insect attack 5.09 The floor timbers should be strengthened or replaced.

APPENDIX A

PHOTOGRAPHS

External

Photograph 1 Front Elevation containing the stable doors and windows

Photograph 2

Front Elevation View of Brickwork

Photograph 3

Ceiling showing metal strap strengthening

Photograph 4

Floor

Photograph 5 Strengthening of timber floor

Photograph 6

Steel beam strengthening to timber beam

Photograph 7

Typical ceiling/floor

Photograph 8 Typical ceiling/floor with pier and partition wall

Photograph 9 Front Elevation

Photograph 10 Gable wall

Photograph 11 Rear Elevation including the Secondary Barn

Photograph 12 Rear Elevation showing entrance to the first floor.

Photograph 13 Stairs leading to first floor

Photograph 14

First chamber Showing purlins and rafters

Photograph 15 Typical construction

Photograph 16 Typical Truss

Photograph 17 Typical Truss

Photograph 18 Typical rafter onto small wall.

Photograph 19 Notch in purlin

Photograph 20 Hole in First Floor of Coach House viewed from Rear Stables

Photograph 21 First floor of coach house viewed from Rear Stables

Photograph 22 First floor of Coach house viewed from Rear Stables

APPENDIX C

SCOPE OF WORK

AND

LIMITATIONS OF APPRAISAL

Scope of Works and Limitations of Appraisal

1.0 Our brief, as instructed by the client, Mr. M Chappell was to inspect the property and report on the findings.

2.0 Report on apparent defects, giving an opinion as to cause and structural significance, together with

recommendations for further investigations if required, or where appropriate suggest in outline only, the scope of any necessary remedial works. This not to include general advice concerning the likely effect and treatment needed to any nearby trees and vegetation that could affect the structure.

3.0 Unless specifically mentioned our brief has not included an investigation into the presence of

asbestos and all other non-structural elements, nor have we inspected the electrical and mechanical installations.

4.0 External inspection of the building has been carried out from ground level by visual and optical

sighting and without special access arrangements we cannot confirm that obscured parts are free from defect.

5.0 The internal inspection has been made within the limits of ready accessibility and it is not normal

practice to lift floor coverings or floorboards, remove panels or plaster or move heavy items of furniture. Consequently we have not been able to inspect woodwork or any other parts of the structure that are covered, unexposed or inaccessible and it is neither implied nor should it be construed that other parts are free from defect or that they have not suffered from insect or chemical attack.

6.0 The measurements and sizes stated are approximate or nominal and are taken only for the purpose of this

report they should not be used where accurate dimensions are required or are otherwise to be relied on. 7.0 Our inspection of the drains is limited to the raising, where possible, of visible inspection chamber

covers. 8.0 This report does not constitute a Homebuyer’s Report, Valuation or Schedule of Refurbishment, and

the lack of specific reference to any structural elements, materials or type of construction does not infer compliance with the current British Standards, Codes of Practice, or Building Regulations, and enquiries to the Local Authority have not been made.

9.0 The inspecting Engineer has not investigated mining activity or the extraction of minerals; we

therefore recommend that the appropriate searches be made as considered necessary. 10.0 The property and site have not been tested for any form of contamination, pollution or any other

environmental impairment (methane, radon, etc.) thus we are unable to make any comment in this regard.

11.0 Whilst we have used all reasonable skill and care in preparing this report, it should be appreciated

that we cannot offer any guarantee that the property will be free from future defects or that existing ones will not suffer from further deterioration.

12.0 All observations are referenced as left or right hand as observed from a position standing in front of

that elevation. 13.0 This report is for the private and confidential use of the client for whom it is prepared.