SAINT JOHN THE EVANGELIST CRAWSHAWBOOTH
ROSSENDALE LANCASHIRE
CONDITION INSPECTION 2013
Christopher Langstone, ARIBA Lumb Carr House Lumb Carr Road Holcombe, Bury Lancashire BL84NH May 2013 Telephone 01706 281220
CHURCH OF
SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 1. DESCRIPTION
The Church is a grade II* listed building, it is no t in a conservation area. It is an Austen and Paley church built in 1890-02.
2. APPRAISAL OF GENERAL CONDITION
The church is in fair condition but has suffered th rough the theft of lead to roofs and gutters in October 2 011 which cause extensive water damage The other major concerns are the condition of the S outh Aisle roofs where there is still a leak and the ero sion caused by the Culvert on the North side of the chur chyard
3. SCOPE OF REPORT
This report is based on the findings of an inspecti on made from the ground and from other readily accessi ble points of access. It is emphasised that the inspection has been purel y visual and that no enclosed spaces of inaccessible parts, such as boarded floors, roof spaces or hidden timbe rs at the wallheads, have been opened up for inspection. Any part which may require further investigation is ref erred to in the appropriate section of this report.
4. DETAILS OF WORK REQUIRED
A. EXTERIOR A1. Foundations
There is some structural movement to the North Transept wall but this is not recent.
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION
A. EXTERIOR (Cont’d) A1. Foundations (Cont’d)
There are cracks to the South Transept coping which have moved during the previous five years. The joints were previously pointed up. Structural advice should be obtained on how the corner can be repaired.
A2. Walls
The walls and pointing are generally satisfactory though there are areas of open joints where re-pointing is necessary.
4. DETAILS OF WORK REQUIRED (Cont’d )
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE CONDITION INSPECTION 2013 4. DETAILS OF WORK REQUIRED (Cont'd)
A. EXTERIOR (Cont’d)
A2. Walls (Cont’d) Stone repairs and general re-pointing is required to stone mullions, string courses, buttress caps, label moulds and to coping stones. The dislodged parapet stone to the North Transept is till to be re-fixed.
The plants, ferns etc growing out of the masonry need to be removed.
Several iron ventilators at low level in the walls are broken and should be repaired.
A3. Doors and Windows All external doors
need to be cleaned down and treated with preservative. All ironmongery should be eased/oiled, de- rusted and re- painted. All window openings are satisfactory but the opening lights and glazing bars are rusted and should be cleaned, eased adjusted and re-decorated
SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
A. EXTERIOR Cont'd
A4. Tower The Tower walls are in fair condition, but extens ive re-pointing at parapet level is required to ensur e
the stability of the castellation stones. The fixing cramps should also be checked. The Tower gutters and sumps need to be regularly cleaned. A flashing has come loose. All the flashing joints need to be checked and re-pointed.
An area of the lead gutter has sunk, with consequent ponding and indicating perished support timbers below.
The tower roof slates are generally sound but have been repaired with welsh slates rather than the Westmoreland to match the existing.
The tower door is broken and lodged in the gutter.
8. DETAILS OF WORK REQUIRED Cont’ d
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 4. DETAILS OF WORK REQUIRED (Cont'd)
A. EXTERIOR (Cont’d)
A4. Tower (Cont'd) There is quite a build up of bird droppings in
the bell chamber where birds have gained access and nests are present in the bell louvre tracery. The area should be cleaned out and the netting to openings checked.
A single bell is provided which is rung rather than chimed
A5. Roof coverings The Westmoreland slated roofs to the nave, chancel, vestry and lady chapel are in good condition, though the roof profiles are complicated and difficult to access for maintenance. The aisle roofs have for many years been covered in roofing felt which will need regular checking and repair. There is currently a leak on the south aisle roof.
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
A. EXTERIOR (Cont’d) A5. Roof coverings
All the high level lead gutters have now been replaced in Ubiflex Th are all asfaory The Lady Chapel roof copings are still missing and patched with flashband.
The lead to
the Vestry roof has now been replaced with felt and is quite sound
The missing slates in this picture were whilst the work was being carried out and are now made good).
4. DETAILS OF WORK REQUIRED (Cont’d )
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
A. EXTERIOR (Cont’d)
A5. Roof coverings (Cont’d) The South Transept roof can be accessed by a lead covered “walkway” from the tower. This is not a safe access and should not be used unless properly equipped with safety harnesses.
The Nave roof is generally in good condition
though there is quite a lot of lichen on the slates of the South side. The ridge tiles have open joints, which need to be re-pointed.
4. DETAILS OF WORK REQUIRED (Cont’d )
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
A. EXTERIOR Cont’d
A6. Gutters, downspouts and flashings.
The flashings to the tower parapet walls need to be dressed into the wall and pointed up as indicated previously. Many of the gutters and down pipes are in domestic quality plastic and would be better changed to cast iron when next replaced. The green algae on the stonework is indicative of their inadequacy and failure. The South Aisle gutter is not of sufficient width for the roof area to be drained, especially with the additional flow of the rainwater pipes fixed to the aisle roofs.
There are several “flashband” temporary repairs to the roof leadwork (south transept, west end of south aisle roof etc) which need proper attention. The flashing to the South West gable of the Nave has come loose.
4. DETAILS OF WORK REQUIRED Cont’ d
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 4. DETAILS OF WORK REQUIRED Cont'd
A. EXTERIOR Cont’d
A7. Glazing The church glazing is in a fair condition but some of does need a thorough clean, both inside and out. All ventilator lights to the church should be eased, decorated and re-corded to make them useable.
There is damage to the leaded lights of one
window on the west elevation. There are no stained glass windows
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
A. EXTERIOR Cont'd
A8. Paths, boundary walls, fences and gates.
Thieves have taken coping stones from the front boundary wall. These dry stone walls are otherwise satisfactory
being treated with weed killer.
The churchyard gates need to be eased, decorated and the locking devices repaired.
4. DETAILS OF WORK REQUIRED Cont’ d
All the roads and footpaths would benefit by
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
A. EXTERIOR Cont'd
A8. Paths, boundary walls,fences and gates(Cont’d)
The culvert has now been abandoned to allow the stream to find its own route. The walls at the bottom end of this water course have now collapsed together with the soil to the surrounding earth. Th e damage extends from the North West corner of the church where the culvert is still intact.
4. DETAILS OF WORK REQUIRED Cont ’ d
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 4. DETAILS OF WORK REQUIRED Cont'd
A. EXTERIOR Cont’d A9. Comments on adjoining properties.
The adjoining estate on the South side of the churchyard has no detrimental impact.
A10. Lightning conductors.
A lightning conductor is fixed to each of the pinnacles of the tower with one ground tape. The single conductor will not comply with the current
European Standard.
No recent
tests were available.
A11.State of
paintwork . The external paintwork is in a poor condition and although the areas are minimal they should all be redecorated. This should include all window and door ferramenta and rainwater goods. The timber doors should be cleaned down and treated with a stained preservative.
A12. Condition of churchyard and
monuments. The Churchyard is
now looking overgrown as it is not maintained.
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
A. EXTERIOR Cont’d
A12. Condition of churchyard and monuments Cont’d.
Many of the paths are now becoming overgrown and the grass not regularly cut.
The footpath leading to Burnley road is almost lost .
4. DETAILS OF WORK REQUIRED Cont’ d
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
B. INTERIOR
B1. Floors.
The wood block floors are now in a poor condition uneven and discoloured due to the water ingress. The Vestry floor is very uneven due to subsidence of the base.
In the North Aisle there are areas where the
quarry tiled floors are loose and the subfloor has lifted.
Some of the cast iron floor grilles are uneven and need to be re-seated.
The glazed caustic tiled Chancel floor is in good condition but the stone floors are now shaling quite badly with the damp.
4. DETAILS OF WORK REQUIRED Cont’ d
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
B. INTERIOR Cont’d
B2. Walls and decorations.
The dressed stone walls are satisfactory, but all the walls appear to have dried out following the roof leaks.
B3. Ceilings including decoration. All the plastered ceilings are now dirty with the patterned lines of the roof timbers showing on the ceiling. The ceilings all need to be re- decorated.
4. DETAILS OF WORK REQUIRED Cont’ d
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 4. DETAILS OF WORK REQUIRED Cont'd
B. INTERIOR Cont’d B3. Ceilings including decoration (Cont'd)
The timber fascias to the north side of the chancel should be replaced, where these were taken down several years ago.
B4. Roof timbers, gutters, etc.
The dry rot outbreaks on this building, do make it a building of high risk to timber decay.
Specialist Advice should be sought on how to deal with the dry rot. This will need urgent attention.
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 4. DETAILS OF WORK REQUIRED Cont'd
B. INTERIOR Cont’d B5. Interior of tower.
The lower tower rooms are little used and are generally satisfactory
B6. Bell chamber and bell frames . Pigeons are gaining access to the bell chamber and the consequent droppings and twigs should be cleared out. The mesh to the louver openings will have to be replaced during the quinquennium. B7. Fittings and furniture. These are all affected by the damp and water damage. The finish to the pews is affected and will now ` need to be rubbed down and re-finished. The wall monuments were checked and f ound to be satisfactorily fixed.
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
B. INTERIOR Cont’d B8. Heating chamber.
The disused boiler house below the Vestry contains asbestos which must be assessed, monitored and recorded in accordance with current legislation.
C. SERVICES
C1. Electrical Installation.
The electrical installation test was not available at the time of the inspection. In view of the age and condition of the electrics, these regular tests are essential.
C2. Heating Installation
The radiant electric heating is too expensive
to operate and the installation is no longer in use.
4. DETAILS OF WORK REQUIRED Cont’ d
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE CONDITION INSPECTION 2013
C. SERVICES Cont’d
C3. Plumbing, water services tanks and drainage.
The only plumbing is to the vestry sink and is working satisfactorily. All the external ground gullies require regular cleaning.
C4. Fire precautions. None in the empty building. C5. Security Installation.
No security alarm is installed. The locks and window fasteners appear to be adequate.
C6. Lightning conductor.
every five years to ensure that the earthing is satisfactory. No recent test readings were available at the time of the inspection. The installation is not in accordance with current recommendations of the British Standard.
D. SPECIAL FEATURES
D1. Listing of the building
The church is a grade II* church.
D2. Disabled facilities There are no problems with disabled access to the Nave, but there are steps up to the Chancel areas and down to the Vestry.
D3. Trees subject to tree preservation order
The churchyard is well stocked with mature trees which are covered by a tree preservation order.
4. DETAILS OF WORK REQUIRED Cont’ d
It is recommended that this is tested at least
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 1. SUMMARY OF WORKS REQUIRING ATTENTION
a. It is absolutely essential that all rainwater downpipes, gullies and gutters and the should be inspected regularly and cleared of silt, leaves, debris and that all masonry should be checked and cleared of small plants etc.
b. Of Utmost Urgency :
i. Clear rainwater goods and gullies. ii. Repair south aisle roof leak. iii. Re-point all missing flashings and remove
vegetation. iv. Investigate dry rot outbreak to wallplates. v. Test electrics and lightning conductor. vi. Tidy Churchyard including paths. vii. Repair tower parapet door. viii.Clean floors and pews and re-finish.
c. Essential Within 18 Months :
i. Re-fix coping to parapet and ridge slates. ii. External re-decorating. iii. Clean glazing and fit bell chamber netting to
prevent bird access. iv. Replace boundary wall copings. v. Obtain structural report on all buttress and
kneeler stone movement.
d. Essential Within the Next Five Years : i. Replace North Aisle rainwater goods. ii. Treat all paved areas with weedkiller. iii. Decorate internally including ceilings. iv. Replace Chancel fascia timbers. v. Woodblock floor repair to Vestry. vi. Change heating installation. vii. Replace Aisle roof finishes.
e. Eventual or Desirable :
i. Provide permanent lavatories ii. Additional stone repairs. iv. Replace plastic gutters and downpipes. viii.Re-surface entrance drive and paths. ix. Remove asbestos from boiler house. x. Re-build collapsed wall to culvert
f. Approximate cost of items a to d above.
a & b) £5,000 (excluding dry rot works)
c) £5,000 d) £40,000
e) £80,000 Total for next five years £50,000
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013
CHURCHYARD PLAN TOTAL SITE AREA 1.5 ACRES AERIAL VIEW
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 ADDENDUM DEC 2013 During the year, thieves have been back and removed further lead to the gutters of the Chancel and the Vestry. This has caused further water damage and in these areas the floors and fittings have become saturated. These roofs have no w been repaired. There is a further leak to the South Aisle roof whi ch needs attention. The several dry rot outbreaks have been starved of moisture now that the gutters are repaired and the fungus ha s been contained. A separate report on the condition of t he timbers has been commissioned. The erosion to the culvert and river bank still giv es cause for concern as the erosion gets closer to the north wall of the church. See separate report on the condition of the culvert and proposed remedial work.
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SAINT JOHN THE EVANGELIST, CRAWSHAWBOOTH, LANCASHIRE
CONDITION INSPECTION 2013 SUMMARY OF INITIAL REPAIRS RECOMENDED 1. ROOF Inspect and resolve any remaining roof leaks as a first priority, inspect the gutters, flashings and slates and replace any damaged areas. If required replace/re-p oint ridges. 2. VENTILATION Ventilate the building to allow a controlled drying out of all surfaces. The recent inspections show that the drying of the building is progressing well, but the glazing ventilators, need easing so that they can b e left open. 3. STRUCTURAL MOVEMENT, POINTING AND MASONRY REPAIRS. These areas to be inspected, scheduled and included in a maintenance plan commencing in 2014 4. EXTERNAL & INTERNAL DOORS. These are to be cleaned down with white spirit, lightly sanded and waxed. They m ay also require a stain to give an even finish. 5. GLAZING. To be cleaned down with water and a touch of soda. The support bars and window ferramenta to be painte d with Hamerite. Damaged air vents and windows will be rep laced 6. INTERNAL WALLS. To be brushed down and old redundant fixings removed(with holes pointed up) The redundan t light fittings, pipes, conduits and heaters to be taken d own and the wall surfaces made good. 7. CEILINGS. Clean down and redecorate the plaster panels with white emulsion paint and stain the rafters and purlins etc. The missing timber fascia to the Chancel is t o be replaced after the timber treatment and gutter repa irs are completed. 8. TOWER. Church tower to be cleaned of bird droppings and screens replaced. Bell frames to be de-rusted and p ainted. The bells may be re-claimed by bell specialist for use elsewhere. 9. ORGAN Will be treated for damp and remain in place to aw ait any restoration or removal required by the Diocese. 10. WOOD BLOCK AND TILED FLOORS. Wood blocks to be lifted to allow underfloor heating to be installed and blocks re-laid and sanded. Tiled floors to cleaned with soap and water and polished with a linseed oil. 11. JOINERY GENERALLY. To be cleaned and polished with wax polish when all other work has been completed 12. PEWS Inspect for damage and clean down with white spirit , to remove the haze, prior to being re-coated with a matching stained varnish and then waxed. These are to be res tored on a rolling program. 13. CHURCHYARD AND BOUNDARY WALLS Replace missing coping stones and re-point walls. The Churchyard to be rep lanted with plants and shrubs that attract bees and insects + w ildlife Certain plants attract insects that bats feed on.
