Quinquennial Inspection Report Austwick Church of the Epiphany Archdeaconry of Craven Diocese of Bradford Report prepared by Mike Darwell RIBA, AABC Job no. 1120 John Coward Architects Limited No.3 Unsworth’s Yard Ford Road Cartmel Cumbria LA11 6PG Telephone: (015395) 36596 Fax: (015395) 36775 E:mail: [email protected]Date of inspection: 8 th June 2011 Weather conditions: Fine for the first two hours of inspection but followed by very heavy rain thereafter. 14°C Date of report: 13 th July 2011 Date of previous report: 23 rd November 2006
Fine for the first two hours of inspection but followed
by very heavy rain thereafter. 14°C
Date of report:
13th July 2011
Date of previous report:
23rd November 2006
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CONTENTS
Part 1 – General Information Page 3
1.1 Executive Summary
1.2 Brief Description of the Church
1.3 Plan of the Church
1.4 Listing
1.5 Maintenance
1.6 Limitations of the Report
1.7 Previous Report
1.8 Report Format
Part 2 – Main Report
2.1 Exterior Page 9
2.2 Interior Page 21
2.3 Church Yard and Environs Page 27
2.4 Trees Page 27
2.5 Services Page 28
Part 3 – Summary
3.1 Summary of Repairs with broad budget costs Page 30
3.2 Advice to the PCC Page 33
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1. General Information
All directions are given from ecclesiastical east. All windows are annotated using the CVMA numbering system.
1.1 Executive Summary
The building is generally in very good condition but as is to be expected there is the inevitable requirement to carry out routine maintenance and localised
repair. The most pressing issues can be summarised as:
• Roof repairs in the short term followed by a programme of re-roofing to baptistry, bier room and chancel.
• Repairs to the roof timbers at the eaves of the vestry and the porch to remove severely decayed material.
• Re-decoration of cast iron rainwater goods
• Localised re-pointing.
• Repair to the window in the vestry
There are of course other issues that must be addressed to ensure the fabric is properly maintained and these, as well as the above list are discussed in
more detail in the report.
The church warden maintains and excellent log book which was available for inspection.
1.2 Brief Description of the Church
The building was constructed in 1839 by Charles Ingleby as a lecture theatre and in 1841 consecrated as a chapel-of-ease for Clapham. The chancel was
added in 1883.
The church has a lovely setting in the centre of the quiet village. Set just off the road behind a stone wall its grounds are very well maintained. Slate roofs
are generally in serviceable order but are nearing the end of their life and will require replacement in the near future. Stone walls are pointed up in sand
cement mortar which is spread over the face of the walling stone and gives an almost austere appearance with no relief or life in the masonry which is a
great shame in this setting. The interior of the church is very well maintained, well lit and well heated with the new central heating system. The imposing
west wall of the nave has no plaster and the exposed stone is a very dominating feature within the building.
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1.3 Plan of the Church
Indicative only and not to scale
5
1.4 Listing
The building is listed grade 2.
1.5 Maintenance
The responsibility for the maintenance of the building and the grounds (including all boundary walls) is with the PCC of Austwick.
1.6 Limitations of the Report
We have not inspected woodwork or other parts of the structure which are covered, unexposed or in-accessible and we are therefore unable to report that
any such part of the building is free from defection.
The inspection was confined to that which could be carried out with a portable ladder and services were inspected superficially, no specialist testing was
undertaken.
1.7 Previous Report
1.7.1 Repairs undertaken since previous report:
• Pointing of the chimney and wall below appears to have been done but the work is poor quality and in sand cement which is now cracking.
• Re-pointing of north porch walls although more is required.
• Timber investigations to purlin ends in nave followed by repair
• Asbestos survey and removal / encapsulation
• Re-fixing loose tiles in choir but some are still loose in the sanctuary.
• Gutter repairs to chancel (gutters replaced)
• Testing heating systems (system replaced)
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1.7.2 Repairs outstanding from previous report:
• Re-pointing of corbel stones at eaves of nave
• Re-bedding of copings to west nave and vestry gable – unclear if done.
• Other areas of local re-pointing.
• Redecoration of cast iron gutters
• Consultation with bells advisor
• Plaster repairs to west wall of baptistry (not identified as being required in this report)
• Plaster repairs and decoration in bier room (not identified as being required in this report)
• Access audit. However the author of this report would question if that is required.
1.8 Report Format
The report follows the Quinquennial Format guidance as prescribed by the Church Buildings Council (CBC) in January 2011. The report is set out in a tabular
Clearly identifying the area or element being described and where it is on the building or in the grounds. A photograph will be provided if required, usually
when a defect is noted and a repair suggested.
Description
A brief text describing materials and construction of all components.
Condition
A general overview and then specific description of any defects.
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Repair Needs
A suggested repair or if further investigation is required. Mention will be made of any specialist advice required. The reader should be aware that the
repair is not definitive and is not intended as a working specification for the execution of the work. Refer to section 3.2, Advice to the PCC.
Category
The following scale is employed to denote the urgency of the work:
A. Urgent, requiring immediate attention
B. Requires attention within 12 months
C. Requires attention within the next 18 – 24 months
D. Requires attention within the quinquennial period
E. A desirable improvement with no timescale
M. Routine maintenance (i.e. clearing of leaves from a gutter) which can be done without professional advice or a faculty.
The report is structured by starting from a set point on the building, that being the main entrance to the building. Externally the reader will be taken on a
tour of the building in consecutive laps from the top down during which the following will be described:
Then the interior is covered, first starting with the tower or spire (if present) and then each internal space individually. Therefore the following items will be
covered in a clear and logical order:
• Tower / Spire
• Clocks, Bells and Frames
• Roof and Ceiling Voids
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• Roof Structures and Ceilings
• Upper Floors, Balconies, Access Stairways
• Partitions, Screens, Panelling, Doors
• Floors. Platforms
• Internal Wall / Ceiling Finishes
• Monuments, Tombs etc
• Toilets, Kitchen, Vestries, Meeting Rooms etc
• Fittings, Fixtures, Furniture and Moveable Articles
• Organ
Next covered is the churchyard and its contents and finally a brief description of the building’s services is provided.
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2.1 Exterior
Roof coverings, nave north pitch
Green slate laid in random widths
and diminishing courses. Stone
ridge tiles.
8no. tagged slates all in an
area just inboard from the
bell cote at the west end and
approximately 3no. other
tagged slates across the
pitch. Stone ridge is well
bedded.
No repair required.
Roof coverings, chancel north facet
Green slate of differing quality to
the nave roof laid in random
widths and diminishing courses.
Lead roll ridge and hips. Soakers
and stepped lead cover flashing
to junction with nave east wall
(chancel arch).
Recent close inspection by
roofer replacing gutters
reported that slates are
delaminating but this cannot
be corroborated within this
report. Much moss growth
on slates and at junction
with chancel arch. 3no.
tagged slates total.
Consider re-roofing chancel and
replacing lead work. Ground
inspection does not point at this
being an urgent requirement.
E1
Roof coverings, chancel northeast
facet
As described for north facet 1no. tagged slate otherwise
condition is reasonable.
Lead hip is in good order.
As described for north facet.
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Roof coverings, chancel east facet As described for north facet 9no. tagged slates and some
obvious new replacements.
Hip is again in good
condition.
As described for north facet
Roof coverings, chancel south east
and south facets
As described for north facet 1no. cracked slate at ridge is
in need of replacement and
1no. slate part way up the
south facet slope is cracked
through and the missing
lower part flashed under
with lead. There is an area
with a cluster of lead tags to
slates.
Replace 2no. cracked slates.
Consider re-roofing as described
previously.
A1
E1
Roof coverings, organ
chamber/vestry
Appears to be blue slate. Laid as
random widths in diminishing
courses. Slates are not as tightly
laid as the nave roof or the
chancel.
Slates are jacked in places
and the quality of the laying
is a long way off that of the
nave and chance roofs. Lead
apron flashing at upper
junction with chancel wall is
pointed overly very crudely
with sand cement mortar.
Consider re-roofing at same time
as the chancel but arguably there
is greater need here.
E2
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Roof coverings, nave south All as the described for the north
nave pitch.
Just a few lead tags but
generally in very good
condition.
No repair required.
Roof coverings, bier room
Slate roof as previously
described.
1no. cracked slate has been
repaired with lead flashing
under. Apron flashing at
head of roof to baptistry wall
is in good condition.
Replace 1no. cracked slate A2
Roof coverings, baptistry south
Slate roof as previously
described. Stone copings on west
gable do not have lead DPC
under.
Current condition is
serviceable but the large
number of tagged slates
indicate failing nail fixings.
Lead at junction with nave
west wall is in good
condition.
Consider re-roofing beyond the
next quinquennial as well as
lifting coping stones to add lead
DPC under.
D1
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Roof coverings, baptistry north
Slate roof as previously
described.
3no. tagged slates at ridge
close to junction with nave
and two more tags further
towards the centre of the
pitch. Stone ridge is well
bedded. Lead soakers and
cover flashings in good
condition but again there is
no lead below the coping
stones.
Re-roofing as described above. D1
Roof coverings, porch
Slate roof covering. Lead roll
ridge. Stone copings on north
verges have no lead under.
4no. tagged slates on west
pitch and 2no. on east pitch.
Soakers and cover flashing at
junction with nave are in
good condition. Mortar fillet
below copings is loose and
should be re-done. Lead roll
ridge is cracked at verge
junction on west side.
Re-point below coping stones and
repair lead roll ridge.
B1
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Roof structure, vestry / organ
chamber eaves
Exposed timber rafter feet with
timber tilt fillet over. No soffit
boards.
Rafter feet either side of
chimney are badly decayed
by wet rot. The east side is
worse.
Ideally done at the same time as
re-roofing but must be done soon
to avoid fabric failure. If done
prior to complete re-roofing then
lower course (or two) of slates
will have to be ripped out to
access timber over wall head. All
ironwork removed prior to
cutting out decayed timber of
2no. rafter feet and replace with
new wood. Replace tilt fillet with
new wood. Prime and decorate
on completion of timber repair.
Re-fix slates over and eaves
gutter etc.
B2
Roof structure, porch
Exposed timber rafter feet with
timber tilt fillet over. No soffit
boards.
Northern most rafter feet on
both east and west pitches
are badly decayed with wet
rot (west is worse) and
should be replaced with new
timber.
Locally remove slate coverings to
give access to wall. Cut out
decayed timber and replace with
new. Prime and decorate before
replacing roof coverings.
B3
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Bell cote
Stone bell cote housing a single
bell. Seating for stone cross atop
but cross is missing.
Appears in good order but
there is no lead flashing to
the stone within the bell
housing which is a common
cause of water ingress
(perhaps not a problem in
this case). Junction of bell
cote with verge coping
stones is flashed with lead in
good condition.
No repair required, unless water
penetration through masonry is a
problem (not evidenced during
the inspection)
Chimney, vestry Large stone chimney with flue
and pot with metal cowl. All
redundant as new boiler flues
through wall at lower level.
Generally in good condition.
Masonry showing little decay
and structure is plumb with
no signs of cracking or open
joints.
No repair required.
Verge copings, nave West verges have lead DPC
under. Roof slates have soakers
with cover flashing over which is
dressed into a chase on the side
of the stone coping. The east
verge has lead cover flashings
under with no side chase but the
lead is dressed approx 75mm
over the slate to compensate for
the comparatively lower head
fixing with less upstand.
All copings and lead is in
good condition.
No repair required.
15
Verge copings, organ chamber /
vestry
Roof slates have soakers at
junction to copings with cover
flashing dressed into chase in side
of coping rather than under the
stone.
All in reasonable condition
and serviceable but the
appearance of the lead could
be improved greatly.
If the roof is to be re-covered
then the lead work ought to be
re-done at the verge copings.
E3
Rainwater goods, nave north
Lead lined parapet box gutter
(unable to access during
inspection) to two outlets – one
through eaves towards east end
the other through the west nave
wall under the verge kneeler.
Eaves outlet connects via a lead
spigot to 63mm Ø UPVC
downpipe over a terracotta
ground gulley which was clear.
West wall has decorative cast
iron hopper at head of 63mmØ
cast iron pipe.
Lead lined gutter is assumed
to be in good order following
recent inspection by roofing
contractor but cast iron
down pipe and hopper on
the west wall needs
decoration. A great shame
that the down pipe on the
north nave wall is UPVC as
oppose to cast iron which
would have a far greater life
span.
Re-decorate all cast iron
rainwater goods (gutters,
brackets, hoppers, downpipes)
throughout.
B4
Rainwater goods, chancel New aluminium Ogee gutter in
black. On north east facet
connected to 100mmØ downpipe
via a plain (square) cast iron
hopper draining to clear
terracotta ground gulley. On
south east side there is a smaller
75mmØ downpipe connected
direct to ground gulley covered
by a stone lid.
Cast iron downpipes are
rusting in places and need
decoration.
Decorate cast iron rainwater
goods
B4
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Rainwater goods, organ chamber Cast iron Ogee gutter on iron
brackets fixed to exposed rafter
feet. Lead swan neck links gutter
to cast iron ornamental hopper
and square section down pipe.
Ironwork is well secured to
structure but in need of
decoration.
Decorate cast iron rainwater
goods
B4
Rainwater goods, nave south Lead box gutter at eaves connects
to 2no. outlets and then to cast
downpipes 1no. on south wall
and 1no. on west wall Both have
hexagonal hoppers connected to
a 75mmØ downpipe.
All ironwork is in need of
decoration
Decorate cast iron rainwater
goods
B4
Rainwater goods, baptistry south and
bier room
Cast iron Ogee gutter to baptistry
drains to lower gutter of bier
room via an aluminium pipe
clipped to the west wall of the
nave. Gutter fixed to spar feet
with cast iron brackets. Bier
room has half round cast iron
gutter on iron brackets fastened
to timber fascia board. Gutter
drains to 63mmØ downpipe on
nave west wall.
All ironwork is in need of
redecoration as are timber
spar feet of baptistry.
Timber of lower gutter of
bier room is in better
condition and well
decorated.
Decorate cast iron rainwater
goods and eaves timber.
B4
Rainwater goods, baptistry north Cast iron Ogee mould drains to
square ornamental hopper and
then square section cast iron
down pipe.
All in need of decoration
including eaves timbers.
Decorate cast iron rainwater
goods and eaves timber.
B4
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Rainwater goods, porch west UPVC ogee mould clipped to spar
feet with UPVC bracketry.
Connects to UPVC square section
gutter.
Functional but very crude.
Gutter is loose.
Preferably replace with
appropriate cast iron sections.
D2
Rainwater goods, porch east
Cast iron Ogee mould gutter with
iron brackets to spar feet
connects to square ornate
hopper and square section cast
iron downpipe.
All in need of decoration. Decorate cast iron rainwater
goods and eaves timber.
B4
Walling, Porch East and west flanks are random
rubble with sand cement over
pointing. North wall is ashlar
with some sand cement pointing
and some open joints.
Open joints to hood moulds
and arch voussoirs but
generally the walling is OK.
Would benefit from re-pointing
using appropriate lime mortar to
close open joints.
C1
Walling, Nave North
Random rubble masonry over
pointed heavily in sand cement
mortar. Stones are almost
indistinguishable which is a great
shame. Eaves has carved units to
create a projecting corbel. 4no.
windows on facade have dressed
sandstone surrounds with
projecting hood moulds and flat
label stops.
Over pointing in sand
cement is unfortunate but
there are no signs of
cracking and internally there
are not really any damp
issues. Projecting corbel at
eaves has open joints which
require re-pointing. Some
minor stone decay on label
stops. Slight open joints on
window arch head keystone.
Point up open joints on projecting
eaves corbel and arch keystone.
C2
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Walling, chancel
Body walling as described for the
nave. Windows have dressed
stone surrounds. Window guards
now removed.
Quoins at junction of chancel
and nave east wall on south
side have slight open joints.
Re-point open joints to quoin
stones on south side.
C3
Walling, vestry / organ chamber
Stones are more exposed than
nave and chancel but still pointed
in sand cement which is over
heavy.
Recent over point repair on
chimney flue is cracking and
the wall in this area would
benefit from re-pointing in
lime sand mortar.
Rake out sand cement over point
locally to flue and re-point using
lime sand mortar.
C4
Walling, south nave Random rubble as north nave
with heavy over pointing in sand
cement. 5no. windows have
dressed sandstone surrounds but
no projecting hood moulds.
Projecting eaves corbel at high
level creates gutter.
Old cracking evident above
each window head now
pointed up. Eaves corbel at
centre has open joint but
evidence of over point
repair. Now dripping
suggesting damaged lead
lining. Kneeler stone on
west verge also has open
joints which require re-
pointing.
Investigate and repair suspected
damaged lead gutter lining and
point up open masonry joint. Re-
point kneeler stone.
A3
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Walling, nave west
Stones are more visible due to
more weathered joints but still
pointed with sand cement
mortar. Rose window surrounds
appear well pointed as does the
glass into the reveal.
All in good condition but ivy
growing on the north side
should be removed before
its roots and suckers start to
invade masonry joints or
roof coverings.
Remove ivy from the top down;
do not just cut off the roots as
this may encourage the plant to
re-root into the masonry.
A4
Walling, baptistry
Random rubble as the nave.
West window has projecting
hood mould, three lancets and
two small trefoils over.
Generally in good condition
but west facing wall has
open joints on the verge
coping. Window dressing
and tracery generally good
but presence of mastic
pointing suggests a quick fix
for water ingress problems.
Other joints are open also.
Re-point verge coping stones.
Remove mastic pointing and re-
point with lime sand mortar. Re-
point other open joints on
dressed stones.
C5
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Windows, Generally Nave generally has square leaded
lights set into masonry surrounds
with internal saddle bars. 4 of
the lights have opening hoppers.
Chancel has double lancets with
stained glass. Large west window
to baptistry with rose window at
high level on the west wall of the
nave which is guarded externally
by well fixed polycarbonate
sheet. Bier room has timber
framed casement window with
internal security bars.
All in good condition with no
repair work required at this
moment in time but a couple
of the lights on the nave
south elevation have small
cracks and are bowing
slightly. Polycarbonate to
rose window will help
reduce the potential for
water ingress.
No repair required.
Windows, sIII – vestry Two lancet window in square
leaded pattern with opening
hopper in southern light.
Hopper is puttied shut and
has no rope or stays and
quite probably doesn’t work.
Ideally this should be opened
to allow ventilation but may
come with an inherent
security risk. The northern
lancet has 4 pieces of
cracked glass which should
be replaced.
Consider freeing up hopper and
refurbishing.
Replace cracked glass
B5
B6
Doors, external Timber doors to vestry and boiler
room. Redundant coal chute has
side hinged timber hatch cover.
All doors require decoration
including iron strap hinges.
Vestry door has decay in
weather board at base of
leaf.
Replace decayed timber weather
board to vestry door and
decorate entire door leaf. Also
decorate boiler chamber door
and hatch.
B7
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2.2 Interior
Clocks, Bells and Frames The church has no clock but there
is a single bell in the external bell
cote that is rung via a rope from
the ceiling of the nave at the west
end close to the baptistry.
All appears to be in good
condition. The church
warden has had fitted a
small cowl over the rope
penetration to prevent
rainwater ingress.
No repair required.
Roof and ceiling voids There are no roof or ceiling voids
in the building.
Nave, roof structure Four trusses span the nave north
to south to create a five bay roof.
The trusses support four purlins
on each pitch and a central ridge
purlin. Rafters are not exposed
as there is timber sarking board
fixed to their underside but each
truss bay has a central rib to mask
the ends of the boards. There is a
moulded cornice at the wall head
junction.
Appears to be in good
condition from ground
inspection. All of the purlin
ends on the west and east
bearing ends have been
repaired by the addition of a
metal shoe. Most were
known to be decayed prior
to that repair. There is a
small area of staining in the
centre bay on the north side
possibly due to a now
repaired slipped slate.
No repair required but monitor
staining for signs of expansion.
22
Nave, internal walls
West wall is exposed stone due to
historic damp problems that are
now largely resolved. The wall is
pointed in sand cement mortar
but appears to cope reasonably
well with any penetrating
moisture. North wall of the nave
is ashlar struck plaster whereas
the south wall is plain plaster that
has only recently been applied.
There is a check back between
the new plaster and the stone
window surrounds that creates a
gap.
North wall plaster is well
bonded with no obvious
signs of damp or movement.
The later plaster on the
south wall is a water proof
plaster applied to prevent
damp penetration. The gap
between it and the stone
window surrounds is a nice
dust trap. There is a slight
crack in the wall above the
chancel arch but this is no
cause for concern.
Whilst it appears to have
remedied a damp problem the
author is wary of the longevity of
this application and the potential
for damage to the older building
fabric upon which the modern
material is applied. Old buildings
do not often like modern
materials.
Nave, floor
Carpeted aisles with two banks of
pews on raised timber platforms.
Access hatches are located in the
timber floors leading to the voids
below.
All is in good condition. No repair required.
Chancel, roof structure
Single purlin and ridge purlin
supported on hammer beam
truss which spans north south to
pick up the hip beams.
West bearing end of the
purlins at the chancel arch
do not appear to have been
repaired with metal shoes
but they do not appear
decayed from the ground
inspection.
No repair required.
23
Chancel, walls
Painted and plastered walls. Wall
panelling in sanctuary.
In good condition and no
signs of damp. Panelling in
good order.
No repair required.
Chancel, floors Stone step leads up to choir floor
which is tiled. Two steps lead up
to sanctuary which has a tiled
floor.
Loose tiles in the choir have
been repaired but there is
one cracked tile close to the
step from the nave on the
south side which is now
loose. There is also a loose
tile to the south of the altar.
Repair cracked and loose tiles B8
Baptistry, roof structure / ceiling
Collar tied rafters span onto
internal wall plates on the north
and south walls. Between the
rafters there is a plasterboard
soffit.
Generally in good condition
but there is a small area of
mould growth on the south
pitch and staining on the
timbers close to the nave
wall indicating damp at the
eaves, probably due to one
of the loose or tagged slates.
Monitor in the short term and
continue to replace any loose
slates as required. Re-roofing is
ultimately required during which
time decayed timbers can be
inspected.
24
Baptistry,walls
Painted and plastered walls.
Stone surround to window has a
very nice trough detail carved
into the sill which collects any
condensate runoff water or small
leaks.
West wall has some signs of
damp around the window
surrounds but to some
extent this is to be expected
in this location. External re-
pointing locally will be of
benefit (as described
elsewhere). The stone
surround to the window is
generally in very good
condition.
No repair required.
Baptistry, floor Slate flag floor with single step up
from nave
In good condition No repair required
Bier Room, Roof structure / ceiling Soft wood rafters of single span
to give mono-pitch roof. Rafters
are topped with none-breathable
roofing felt. There is no ceiling
soffit.
All in sound condition and
embedded ends of all timber
into masonry appear decay
free.
No repair required.
Vestry, roof structure / ceiling Two timber purlins span east
west between which there are
lath and plaster soffits which are
painted.
Generally in good condition.
Purlins are not shoed at
bearing ends. There is some
cracking in the soffit but of
no real concern.
No repair required.
25
Vestry, walls / floors Painted and plastered walls.
Carpeted floor.
All in good condition. No repair required.
Porch, interior Stone walls retain original lime
putty pointing which is nice to
see. Rafter roof structure. Floor
is covered with a huge one piece
slate slab.
All in very good condition
but nesting swallows are
reported to be a hindrance
to some members of the
congregation.
No repair required.
Boiler chamber
Exposed stone walls. Shuttered
concrete ceiling soffit. Flagged
floor.
All as expected for this type
of room. No real signs of
major damp problems.
No repair required.
Plaques Brass plaque in chancel and brass
plaque on the sill of sIV
commemorates the benefactor.
No repair required
26
Toilet provision The building does not have a
toilet but located just 50m in the
village is a fully accessible toilet
owned and maintained by the
Parish Council which is open to
the public.
No action required.
Organ By Thomas E Hughes of Bradford.
Now maintained by John Barnes
of Keighly.
Work was carried out on the
organ in 2010/2011.
Fittings and furniture Altar table has brass candle
holders and plates. A pair of tall
backed chairs at the rear of the
nave back onto the last row of
pews. Pulpit is stone carved with
brass reading stand. Stone font
in baptistry has timber cover.
There are several chairs and
cupboards in the baptistry along
with assorted flower stands.
27
2.3 Church Yard and Environs Detached Halls, Ruins, Boundary Walls & Railings etc, Paths, Hardstanding Areas, Parking etc
Paths and yards Slate flag path from gate to porch
with gravel margin either side.
All other yards are lawned.
All well maintained. No action
Boundary walls Stone walls to north boundary
along road side and to south
boundary to field. East and west
sides are bounded by the walls of
private dwellings.
All in good condition.
Railings atop road side wall
have long since been
removed but their
embedded base remains in
the masonry capping.
No repair required.
2.4 Trees
West yard Single tree In good order and not
affecting the building
No action
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2.5 Services
2.5.1 Heating
A new heating system was installed in 2009. All commissioning reports and test certificates are contained in the building log book The oil fired boiler is in
the under-croft room below the vestry. This supplies several wall mounted panel radiators in the nave along with two mounted on the backs of the rear
most pews. All of the pews have local ‘Discrete Heat’ skirting heaters at low level on the pew backs which are basically small bore pipes concealed behind
UPVC wood effect skirtings. The pipe supply to these runs in the sub floor void. The heating can be controlled locally from the chancel but the main
controls are in the vestry.
2.5.2 Electrical
Last electrical inspection report of 2009 contained in log book listed 12 rectifications. In October 2010 work was carried out and whilst not all rectifications
listed were completed the installation was deemed to satisfy the regulatory requirements.
2.5.3 Insulation and Air Leakage
None of the walls, roof or floors are insulated nor would it be possible to so without major intervention. Air leakage is typical for the type of building and
indeed some background ventilation of this type is encouraged to maintain the fabric. Opening lights in the nave are kept shut and only operated by the
church wardens. These should be used on occasion to encourage cross flow of air.
2.5.4 Water Supply, Harvesting and Conservation
There is a mains water supply to the single sink in the vestry over which there is an electric water heater mounted on the wall. There is no harvesting
(water butts) at the building.
2.5.5 Sound System
The building has a hearing loop but there is no other sound system.
2.5.6 Fire Protection
Fire fighting equipment last inspected on 22nd February 2011.
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2.5.7 Lightning Protection
The building has no lightning conductor and the installation of one should be considered (B9)
2.5.8 Asbestos
The building has a completed asbestos register dated January 2010 contained in the log book. Asbestos was removed during the installation of the new
heating system. The boiler room ceiling still contains asbestos material but, following the guidelines in the report, this has been encapsulated and clearly
signed as asbestos.
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3.1 Summary
Category A – Urgent requiring immediate attention.
A1 Pg10 Replace 2no. cracked slates to south facets of chancel roof
£100
A2 Pg11 Replace 1no. cracked slate on bier room roof
£50
A3 Pg18 Repair leaking lead gutter lining to south nave and re-point open
joints in projecting corbel and kneeler stone.
£1000
A4 Pg19 Remove ivy from nave west wall
£100
Total category A repairs broad budget estimate £1250.00
Category B – Requires attention within 12 months
B1 Pg12 Re-point below porch coping stones and repair lead roll ridge
£750
B2 Pg13 Timber repairs to eaves of vestry including decorations
£1500
B3 Pg13 Timber repairs to eaves of porch including decorations
£800
B4 Pg15-17 Redecorate all cast iron rainwater goods
£2500
B5 Pg20 Refurbish and free up hopper light to vestry window
£500
B6 Pg20 Replace cracked glass to vestry window £300
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B7 Pg20 Replace decayed weather bar to vestry external door and decorate
entire door leaf. Also decorate boiler room door and hatch.
£750
B8 Pg23 Repair cracked and loose tiles in chancel
£100
B9 Pg29 Install lightning conductor
£1500
Total category B repairs broad budget estimate £8700.00
Category C – Requires attention within the next 18 – 24 months
C1 Pg17 Local re-pointing to north wall of porch
£400
C2 Pg17 Re-pointing projecting eaves corbel, north nave including access scaffold
£2300
C3 Pg18 Local re-pointing of open joints at quoin stones on south chancel
£500
C4 Pg18 Re-do pointing on south side of vestry using appropriate technique in
lime sand mortar
£1200
C5 Pg19 Re-pointing of baptistry coping west wall coping stones and dressed
stone window surrounds.
£900
Total category C repairs broad budget estimate £5300.00
Category D – Requires attention within the quinquennial period
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D1 Pg11/12 Re-roof baptistry including replacing lead work. Allow for fully sheeted
designed scaffold including temporary roof.
£15,000
D2 Pg17 Replace UPVC eaves gutter and rainwater pipe on porch west side with
cast iron section including bracketry etc and allowing for decoration.
£800
Total category D repairs broad budget estimate £15,800.00
Category E – Desirable improvements with no timescale
E1 Pg9 Re-roof chancel including replacing lead roll hips and other lead work.
Allow for fully sheeted designed scaffold including temporary roof.
£30,000
E2 Pg10 Re-roof vestry / organ chamber. Allow for fully sheeted designed
scaffold including temporary roof.
£15,000
E3 Pg15 Re-bed verge copings of vestry on new lead sheet DPC in association
with re-roofing described in E2.
£4,000
Total category E repairs broad budget estimate £49,000.00
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3.2 Advice to the PCC
• This is a summary report; it is not a specification for the execution of the work and must not be used as such.
• The professional adviser is willing to advise the PCC on implementing the recommendations and will if so requested prepare a specification, seek
tenders and oversee the repairs.
• The PCC is advised to seek ongoing advice from the professional adviser on problems with the building.
• Contact should be made with the insurance company to ensure that cover is adequate.
• The repairs recommended in the report will (with the exception of some minor maintenance items) be subject to the faculty jurisdiction. Guidance
on whether particular work is subject to faculty can be obtained from the DAC.
• Fire Safety Advice can be found at www.churchcare.co.uk/building.php?CDE
• Electrical Installation
Any electrical installation should be tested at least every five years in accordance with the recommendations of the Church Buildings Council. The
inspection and testing should be carried out in accordance with IEE Regulations, Guidance Note No. 3, and an inspection certificate obtained in every
case. The certificate should be kept with the church log book. For further details including who is qualified to undertake the inspection please see
www.churchcare.co.uk/building.php?CDT
• Heating Installation
A proper examination and test should be made of the heating system by a qualified engineer each summer before the heating session begins, and the
report kept with the Church Log Book.
• Lightning Protection
Any lightning conductor should be tested at least every five years in accordance with the current British Standard by a competent engineer.
• Asbestos
A suitable assessment should be made as to whether asbestos is or is liable to be present in the premises. Further details on making an assessment
are available on www.churchcare.co.uk?building.php?CDA. The assessment has not been covered by this report and it is the duty of the PCC to
ensure that this has been, or is carried out.
• Disability Discrimination Act
The PCC should ensure that they have understood their responsibilities under the Disability Discrimination Act 1995. Further details and guidance are
available at www.churchcare.co.uk/legal.php?GL
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• Health & Safety
Overall responsibility for the health and safety of the church and churchyard lies with the incumbent and PCC. This report may identify areas of risk
as part of the inspection but this does not equate to a thorough and complete risk assessment by the PCC of the building and churchyard.
• Bats and other protected species
The PCC should be aware of its responsibilities where protected species are present in a church. Guidance can be found on www.churchcare.co.uk
• Sustainable building
A Quinquennial inspection is a good opportunity for a PCC to reflect on the sustainability of the building and its use. This may include adapting the
building to allow greater community use, considering how to increase resilience in the face of predicted changes to the climate, as well as increasing
energy efficiency and considering other environmental issues. Further guidance is available on www.churchcare.co.uk and
