Schedule of Condition...1.4 Ground floor accommodation; storeroom to rear of commercial kitchen 1.4.1 General Skimmed plastered ceiling surfaces, solid skimmed plaster wall surfaces,

Schedule of Condition

Property Address: Black Bull Market Place

Otley

LS21 3AQ

Property Reference Number:

2303384101

Document Reference:

LS/lt Rev.

Survey Date: 29th August 2019

Property Address: Black Bull, Market Place, Otley, LS21 3AQ

A. Document Control Sheet.

This document was initially prepared by Brownill Vickers Limited on behalf of Star Pubs & Bars and, subsequent to the release of the initial document, revisions

are made at regular intervals to reflect the requirements of Star Pubs and Bars’ property inspection programme.

This section of the report provides details of the document status and details of whom and which company has carried out amendments to the document and

ensures that all previous versions of the report are suitably superseded.

Revision Revision

Date Details of revision Reviewers Company Report Authors Name.

B. Contents

A. Document Control Sheet.

B. Contents

C. Preliminaries

D. Property Details

E. Survey Methodology

F. Schedule of Condition

G. Supplementary Photographs

H. Declaration of document publication


C. Preliminaries

Name of company completing the schedule of condition

Brownill Vickers

Chartered Surveyors, Valuers & Property Agents

82 Queen Street, Sheffield, S1 2DW.

Tel: 0114 290 3306

www.brownillvickers.com

Name of Surveyor who completed the schedule

Mr Lee Sidebottom BSc (Hons) MRICS

RICS Registered Valuer Director

Tel: 0114 290 3306

Mob: 07775 792 371

e: [email protected]

Date of site visit

29th August 2019

Date of issue

30th August 2019

mailto:[email protected]


D. Property Details

Summary of Construction:

The property occupies a prominent position in the pedestrianised marketplace in the centre of Otley. It is of traditional

construction with solid stone facing elevations set beneath pitched roofs overlaid in slate. A plaque from Otley town council

states that the property is the oldest in Otley, reputedly drunk dry by Cromwell’s troops who camped outside the town on the

eve of the battle of Marston Moor.

The property has been extended to the rear.

Accommodation:

Front entrance lobby to open plan bar areas with servery to the rear right and beyond this the kitchen and storeroom. Ladies and gents toilets off the left hand part of the ground floor accommodation and a step up to a rear lobby which gives access to

the rear beer garden. 2 x doors off the open plan bar areas give access to basement cellar areas and the 1st floor private

living accommodation.


E. Survey Methodology

1. Description

In accordance with instructions received from Messer Star Pubs and Bars, Brownill Vickers Limited have carried out an

inspection of the subject premises to provide a Schedule of Condition.

Weather fine.

The premises were open for business and a number of patrons were on site at the time of our inspection. This limited our

inspection to some of the public areas to an extent. Similarly the kitchen was in operation and our inspection of these areas

was limited again to some extent

2. Orientation

Any reference to left or right is taken from our observation from Market Place and facing the front elevation (with the

passageway to the left).

3. Limitations

Brownill Vickers Limited undertake a non-destructive visual inspection. This means we do not take up carpets, other floor

coverings or floorboards. We therefore cannot confirm the condition of underlying floor timbers. We do not move furniture or

remove the contents of cupboards. Neither do we remove secured panels or undo electrical fittings etc.

We do not inspect the roof structure from inside the roof space. We are not able to assess the condition of the inside of any

chimney, boiler or other flues. We inspect roofs, chimneys and other surfaces on the outside of the building from ground level

and, if necessary, from neighbouring public property, with the help of binoculars. Close examination may reveal defects not

visible from a ground level vantage point. It was not possible to inspect those parts of the property which were covered or

unexposed at the time of the inspection and therefore, we are unable to guarantee that some parts are free from defect.

We do not report on the cost of any work to put right defects or make recommendations on how these repairs should be

carried out. Some maintenance and repairs we suggest may be expensive.


Fixtures and fittings, including all floor coverings, do not form part of the freehold. We assume that fixtures and fittings will be

valued as part of a fixtures and fittings inventory and separately assessed independent of this report.

No tests were carried out to any of the service installations, plant or below ground drainage.

This survey does not constitute an asbestos survey and therefore enquiries should be made to ascertain if a Type 2 or type 3

asbestos survey has been conducted and the findings thereof. Neither the whole nor any part of the Report or any reference

thereto may be included in any published document, circular or statement, or published in any way without written approval

from Brownill Vickers Limited of the form and context in which it may appear.

Limited access was only available to the various boundaries around the site due to the premises being located adjacent to

private property.

4. Condition

Condition Rating

Definition

3 - Good Condition

Reported elements had no apparent defects being clean and well maintained. Element is

likely to offer a long serviceable life.

2 - Satisfactory Condition Reported elements presented in a serviceable condition with some wear and tear or

minor damage but not requiring immediate attention.

1 - Poor Condition Reported element in a deteriorated condition or with disrepair evident, likely to require

substantial repair or replacement.



Item Location Description Condition

Yr0 Condition

Re-inspection

No 1

Condition

Re-inspection

No 2

Condition

Re-inspection

No 3

1 INTERNAL

1.0 GROUND FLOOR Photos 1-27

1.1 Ground floor accommodation; open plan bar

areas including front entrance lobby

1.1.1 Ceilings Plaster/lath and plaster ceilings incorporating boxed beams where

the room has been opened up in

the past. Inherently uneven to some areas. Isolated damage

where previous fittings have been removed and non matching repairs

to same areas.

2.

1.1.2 Walls Solid walls largely timber panelled

up to dado height with painted artex above. Some sections of

facing stonework/masonry to

chimney breasts etc.

2.

1.1.3 Floors Solid floor with step down from front entrance. Flagged to central

areas with carpets to front left and

front right and section of stained timber to front central area to the

left of the entrance lobby.

2.

1.1.4 Windows Front facing timber framed sash

window.

2.

Untested.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.1.5 Doors External timber panelled gate style

door. Bespoke.

2.

Some impact damage.

1.1.6 Doors 2 Double internal timber panelled and part glazed doors from

entrance lobby with glazed screen over and incorporating sections of

glazing and closers.

2.

1.1.7 Fireplace Open fireplace to front right hand

part of accommodation. 2.

Smoke stained to surrounding masonry.

1.1.8 Radiators Steel panelled radiators. 2.

Secure. Untested.

1.2 Ground floor accommodation; servery

1.2.1 Counter Timber panelled frontage with tubular brass affect handrail and

footrest with stained surfaces.

1-2

Damage to footrest to left hand end.

1.2.2 Inner shelving Timber framed Formica shelving

beneath main bar counter.

2.

1.2.3 Back bar

fittings

Stained timber back bar fittings incorporating tiled and downlit

backs to match main bar.

2.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.2.4 Wash area Right hand side timber worktop incorporating stainless steel sink

drainer and mixer taps and circular

stainless steel wash basin. Formica

shelving beneath.

2.

1.2.5 Floors Raised suspended timber floor

overlaid in altro. 2.

1.3 Ground floor accommodation; commercial

kitchen

1.3.1 Ceilings Suspended ceiling surround a

lightweight metal frame.

2.

1.3.2 Walls Painted plastered wall surfaces. Stainless steel sheeting around

cooking area.

2.

1.3.3 Floors Step up from bar servery and solid

overlaid in altro.

2.

1.3.4 Windows 2 x left hand facing timber framed casement windows incorporating

reinforced glazing.

1-2.

Damaged glazing to front window.

1.3.5 Doors External timber panelled door with

glazed screen over to left hand

side of rom.

2.

Dated but serviceable.

1.3.6 Doors 2 Modern timber panelled and part

glazed door incorporating closer

giving access to servery.

2.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.3.7 Fittings Extractor hood and canopy and all sinks including wash basins and

sinks and drainers are assumed to

form part of the freehold. All other fittings within the kitchen are

assumed to form part of the

fixtures and fittings inventory and valued according to condition

within that.

2.

Fittings secure and operable. Extractor

hood untested.

1.4 Ground floor accommodation; storeroom to rear

of commercial kitchen

1.4.1 General Skimmed plastered ceiling surfaces, solid skimmed plaster

wall surfaces, solid concrete floor with paint finish provided. Timber

panelled door giving access back

to commercial kitchen and push bar fire exit door within left hand

wall.

2.

Isolated impact damage to wall surfaces

and decoration to floor surfaces worn.

1.5 Ground floor accommodation; gents toilets

1.5.1 Ceilings Skimmed plaster. 2.

1.5.2 Walls Tiled from floor to ceiling height

within the main toilet area with painted plaster throughout lobby

area.

2.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.5.3 Floors Solid within lobby area and suspended timber to main. Cord

carpet o lobby and altro to main

with PVC upstands.

2.

1.5.4 Windows Rear facing uPVC double glazed window with Manrose expel air unit

set within top panel.

2.

1.5.5 Doors Timber panelled contemporary

style cubicle door with adjacent screen and incorporating locking

mechanism.

2.

1.5.6 Doors 2 Flush faced intermediate door

incorporating closer.

2.

1.5.7 Doors 3 Outer timber panelled door

incorporating closer.

2.

1.5.8 Sanitary ware Stainless steel urinal fed from ceramic system. Ceramic pedestal

wash basin with hot and cold taps.

Low flush wc with ceramic cistern.

2.

All fittings secure and operable when

tested.


Secure. Untested.

1.6 Ground floor accommodation; ladies toilets

1.6.1 Ceilings Painted anaglypta to ceiling

surfaces.

2.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

1.6.2 Walls Tiled up to dado height with

painted lining paper above.

2.

1.6.3 Floors Suspended timber overlaid in altro

with upstands.

2.

1.6.4 Doors Outer door as per gent’s toilets. 2.

1.6.5 Doors 2 2 x timber panelled cubicle doors

incorporating locking mechanisms. 1-2.

Relatively modern doors but locking

mechanisms non matching.

Doors 3 Locked door within right hand

cubicle.

2.

Unused by public. Adequate for

purposes.

1.6.6 Windows Rear facing uPVC double glazed

window. No opening lights.

2.

1.6.7 Sanitary ware 2 x low flush wc’s and 2 x wash

basins set in vanity unit.

2.


2.0 BASEMENT Photos 28-40

2.1 Cellar areas

2.1.1 Vault Painted stonework forming vaulted ceiling and wall surfaces to front

left hand part of accommodation.

1-2.

Significant discolouration to surfaces.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

2.1.2 Cooler unit Hubbard cooler unit x 2 within front vaulted area and adjacent

drop.

2.

Both in use at time of our inspection. No

testing undertaken.

2.1.3 Drop Metal covers over drop giving

access to timber runners and

bumps.

1-2.

Corrosion to cover and framing over drop. Isolated damage to timber

surfaces.

2.1.4 Ceilings Suspended timber largely unseen

to drop area. Insulation affixed to underside with boarding affixed

atop the insulation.

1-2.

No suitable closure. See fire risk assessment. No defect noted but

covering incomplete and does not

appear to conform to fire safety

standards.

2.1.5 Ceilings 2 Suspended concrete to rear right. 2.

Some discolouration.

2.1.6 Walls Solid masonry walls with paint

finish applied.

1-2.

Some impact damage including to

central stone wall and around drop.

2.1.7 Floors Solid concrete with screed finish

provided. 1-2.

Impact damaged to bottom of drop and

around drain cover adjacent bottom of

drop.




Yr0 Condition

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No 1

Condition

Re-inspection

No 2

Condition

Re-inspection

No 3

2.1.8 Staircase Concrete flags set a top brick steps giving access from door off bar

areas.

1-2.

Impact damaged to some concrete

steps.

2.1.9 Doors Flush faced timber door giving

access from ground floor

accommodation.

2.

2.1.10 Doors 2 Flush faced door to boiler room within rear right hand part of

accommodation.

2.

2.1.11 Sink Small Belfast style sink with copper taps attached to adjacent

wall surfaces.

2.

3.0 FIRST FLOOR Photos 41-68

3.1 First floor accommodation

3.1.1 Ceilings Plaster with some having artex

finish others with skimmed paint

finish.

2.

3.1.2 Walls Solid and partition walls with patterned paper, painted

anaglypta part panelled and some

areas where tiled finishes are

provided.

1.

Damp penetration affecting walls to

front left hand corner of front left hand

living room.

3.1.3 Floors Suspended floor overlaid in carpet

and vinyl with steps between

levels.

2.




Yr0 Condition

Re-inspection

No 1

Condition

Re-inspection

No 2

Condition

Re-inspection

No 3

3.1.4 Kitchen

fittings

Relatively modern domestic quality fittings incorporating stainless

steel sink drainer and mixer taps

and with extractor hood over free

standing cooker.

2.

3.1.5 Windows Rear facing timber framed

casement windows. 2.

Untested.

3.1.6 Windows 2 Front facing timber framed sash

windows. 2.

Untested. Some of the windows noted

to be operable.

3.1.7 Windows 3 Older style timber casement and

sash windows rear facing. 2.

Untested.

3.1.8 Windows 4 Metal framed windows within

bathroom. Further windows similar

construction within separate wc.

1-2.

Glazing missing to rear most window. Glazing missing to window within

separate wc.

3.1.9 Windows 5 Left hand facing sash window to rear off shot bedroom and off shot

office.

2.

Untested.

3.1.10 Doors Timber panelled older style doors

with mix of handle types.

2.

Some adjustment required from time to

time.




Yr0 Condition

Re-inspection

No 1

Condition

Re-inspection

No 2

Condition

Re-inspection

No 3

3.1.11 Doors 2 Push bar fire exit door from rear

most off shot room.

2.

3.1.12 Velux Velux within front left hand

bedroom.

2.

Discoloured.

3.1.13 Radiators Steel panelled radiators.

2.

Secure. Untested.

3.1.14 Staircase Timber staircase with handrail

balusters and newel posts

surrounding.

Found to be easy to ascend and

descend.

3.1.15 Fixed

cupboarding

Fixed wardrobes within front left

hand bedroom with mirrored

fronts.

2.

Adequate for purposes.

3.1.16 Sanitary ware Panelled bath with shower unit over, low flush wc and pedestal

wash hand basin within main

bathroom. Further high flush wc within separate wc beyond

bathroom.

2.

Secure and operable. Non matching and

dated.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

4.0 EXTERNAL Photos 76-103

4.1 Main building

4.1.1 Chimneys 2 x substantial stone built

chimneys to main pitched roof. Right hand incorporates clay flue

with left hand incorporating

shaped pot. Both incorporate step

lead flashing to base.

1-2.

Weathered pointing to both. Isolated damage to oversails to right hand stack

and discolouration to both.

4.1.2 Chimneys 2 Projecting stone built stack

incorporating clay pot between 2 x pitched roofs to rear right hand off

shots.

1-2.

Deterioration to mortar around clay pot.

4.1.3 Chimneys 3 Projecting stack to rear gable

overlooking beer garden. In stone

with stone oversails detail.

1-2.

Pointing weathered and previously

repaired in non matching materials.

4.1.4 Roofs Pitched roof over main building overlaid in slate with coping stones

to left hand edge and lead flashing to right hand edge adjacent

neighbouring premises.

1-2.

Some moss growth to surfaces. Appears

adequately detailed with no evidence of leakage as a result of defective roof

coverings. Renewed pointing to inner

face of copings to left hand end where

internal leakage was noted.

4.1.5 Roofs 2 Pitched roof over central right

hand area. Limited inspection from

rear.

1-2.

Ridge pointing incomplete where seen

and 1 x damaged slate noted.




Yr0 Condition

Re-inspection

No 1

Condition

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No 2

Condition

Re-inspection

No 3

4.1.6 Roofs 3 Left hand slope to pitched roof

over rear bedroom and office.

1-2.

1 x damaged slate noted to right hand

side. Isolated chipped and missing

slates and repairs previously undertaken

where tingles noted.

4.1.7 Roofs 4 Stone flagged covered pitched roof

over rear most right hand

bedroom. We assume that part of this roof is within a separate

demise

2.

No evidence of deterioration to roof.

4.1.8 Rainwater

goods

Cast iron gutter dispensing to

downpipe to front elevation of

main building.

1-2.

Evidence of misalignment and previous

leakage to joints.

4.1.9 Rainwater

goods 2

Timber gutters in 2 x sections to

rear right hand off shots. Front

section dispenses to cast iron downpipe. Rear section dispenses

on to neighbours roof.

1-2.

Clarify extent of gutters within the

demise. Evidence of leakage to previously poorly formed joints to

timber gutters.

4.1.10 Rainwater

goods 3

Cast iron gutter to left hand elevation dispense within PVC

hopper and downpipe to rear.

1-2.

Discolouration to jointed sections which

were noted to be uneven.

4.1.11 Windows Timber framed sash windows to

front elevation as detailed

internally.

2.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

4.1.12 Windows 2 Rear facing timber framed casement windows to gable

overlooking beer garden.

1-2.

Evidence of rot to ground floor window.

Decorations weathered to 1st floor

windows possible deteriorating to right

hand window.

4.1.13 Windows 3 Rear facing replacement uPVC

double glazed windows as

described internally.

2.

4.1.14 Windows 4 Left hand facing windows overlooking rear beer garden x 3

at 1st floor level.

1-2.

Weathered to decorations. Rot

beginning to develop and mastic

deteriorating.

4.1.15 Doors Timber panelled front entrance

door as described internally.

1-2.

Some impact damage but serviceable.

4.1.16 Doors 2 Timber panelled door giving access

to commercial kitchen. As

described internally.

2.

4.1.17 Doors 3 Flush faced fire door at 1st floor

level overlooking rear beer garden.

1-2.

Frame around the door incomplete at

low level.

4.1.18 Walls Facing stonework to elevation

within passageway (right hand

elevation to main building).

1-2.

Pointing incomplete weathered and previously repaired in non matching

materials.




Yr0 Condition

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No 1

Condition

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No 2

Condition

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No 3

4.1.19 Walls 2 Painted textured render to front elevation of main building with

painted plain stone skirt at low

level.

1-2.

Isolated impact damage to render and

decorations scuffed damaged and

incomplete.

4.1.20 Walls 3 Left hand elevation to new market as per right hand elevation

beneath passageway.

1-2.

Pointing weathered and incomplete

particularly at low level.

4.1.21 Walls 4 Pointed stonework forming rear

gable overlooking beer garden. 1-2.

Pointing weathered and incomplete

particularly at low level.

4.1.22 Walls 5 Dressed and pointed stonework

forming left hand facing elevations

overlooking rear beer garden.

1-2.

Sections of pointing incomplete.

4.1.23 Soil and vent

pipe

PVC soil and vent pipe within rear

gable elevation.

2.

4.1.24 Rear atrium Timber framed and glazed atrium above horizontal timber panelled

elevation incorporating timber panelled door giving access from

rear beer garden into main public

house.

1.

Timber framed glazed atrium

significantly deteriorated. Deterioration to timber panelling and rot beginning to

develop at low level.




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Condition

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No 3

4.2 SITE AREAS Photos 69-75

4.2.1 Rear beer

garden

Level flagged surface incorporating

covers to cellar drop. A stone built well with out of use pump set

within and a stone staircase giving egress from the fire escape door at

1st floor level.

1.

Significant impact damage to block paved surfaces particularly around the

cellar drop area. Weed and moss growth to all other areas. Deterioration to

covers over drop as described internally.

Deterioration to stonework forming the staircase which acts as a fire escape

from the 1st floor accommodation. Clarification within the FRA should be

sought as to whether this staircase is

adequate for a fire escape. The pump is for decorative purposes only and is in

some disrepair.

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H1. Original Document Issue

Signature

“I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection.

Lee Sidebottom MRICS

For and on behalf of Brownill Vickers Limited

Company Brownill Vickers Limited

Address 82 Queen Street

Town Sheffield County South Yorkshire

Postcode S1 2DW

Phone number 0114290 3306

Website www.brownillvickers.com Fax number 0114 275 4971

Email [email protected]

Property

address Black Bull, Market Place, Otley, LS21 3AQ

Client’s name Star Pubs & Bars Date this report

Was produced 29th August 2019



H2. Amended document Publication declaration

Document

Revision Declaration

“I hereby certify that the preceding Schedule is a true record of the condition of

premises at the date of inspection. Signed:

Publication Date Signatories company

and

position

Documents

Schedule of Condition...1.4 Ground floor accommodation; storeroom to rear of commercial kitchen 1.4.1 General Skimmed plastered ceiling surfaces, solid skimmed plaster wall surfaces,