From: Anna Hyles To: UPDATE€¦ · Over due Re-fix missing bar ge boar d* Repair loose wall...

From: To: Subject: Date: Attachments:

Hi Danton

Anna Hyles LA commjttee - fICS FW: 1920 -Tharwa Hall - 19 10 02 -UPDATE Monday, 9 December 2019 6:46:34 PM Jbarwa Hall condjtjon Report 200s Boal pdf

I have forwarded a copy of a Condition Report undertaken 11 years ago, listing all the work t hat

needs to be completed on the Tharwa Hall.

We are in the process of getting a more recent report, t o see if anything has changed and what

work is most urgent.

Kind regards

Anna

T HAltWA <O.

www tharwasand com au

From:Sent: Wednesday, 2 October 2019 5:36 PM

To: Anna Hyles

Subject: 1920 - Tharwa Hall -19 10 02 - UPDATE

Hi Anna,

I'm chipping away at updating the plans with your wishlist of items at the moment, and have done a bit of background work as well. It turns out in 2008- from our office did a condition report, recommending various upgrades to the Hall. Unfortunately it's now out of date, and I can see some of the work has been completed. I'm still chasing a stmctmal engineer for a fee to do a conditions repo1t, however I'm attaching this previous document as some items may still be relevant.

The other learning I have is that the Hall is not on the Heritage register at all, which is interesting. While we want to keep the character of the building and be sensitive to its original state, this does give us a lot more freedom for change.

I also calledlllll in regard to the proposed water tanks and pump house. He wouldn't give anything away regarding the size of the equiptment as the DA will be released for

public comment in the coming weeks and will contain the details. The block below thecourts is part of the road reserve, and is within a couple of different fire managementzones. I haven’t dug too deep yet but at the moment I’m guessing that it is a parcel of landthat is seen to be an easy option to contain the equiptment they need to put somewhere,urban design and community concerns to the side! Being a road reserve they don’t have topurchase the land or re-zone it. We’ll know more soon enough however, and I’ll keep aneye out for the DA.

Kind regards,

PHILIPLEESONARCHITECTS

T

W www.philipleeson.com.au Check out what we’ve been up to of late on our blog:http://www.philipleeson.com.au/category/news/

THARWA HALL, THARWA ACT Physical Survey and Dilapidation Audit

Address: Block 1, Section 8, Johnson Street, Tharwa ACT

Building Name: Tharwa Hall

Built: 1926

Architect: Not known

Summary of Modifications:

1938 Hall extended 3m and Supper Room added

1948 Electricity connected

1958 Walls and ceilings lined

Legend for Table

Condition

Poor/Fair/Good

Integrity

Low/Moderate/High

Category of Works Required:

A - Maintenance

B - Repair Works

Items Not Inspected: C - Adaption Works

D - Desirable Works

References: Urgency of Works Required:

Urgent - within the next 6 months

Overdue - within the next 12 months

Routine - within the next 5 years

Sub floor space, roof space, electrical wiring, fire services, termites

Tharwa Public Hall - Its development, Use Significance and Conservation by Valentine Jeffery,

December 1993


3/28 Bougainville St, Manuka ACT 2603 T 02 6295 3311 F 02 6295 6430 E [email protected] Page 1

Notes on Materials & Workmanship

1. Repair existing fabric wherever possible. Replace only where repair is infeasible

3. Replace the minimum extent of fabric necessary, ie. do not replace the whole of an item if only a small part is damaged

4. Paint only previously painted surfaces. Unpainted surfaces shall remain as such

Urgent Ticket hatch - replace rotted timber frame & architrave, fit flashing*

Overdue Repair / replace floor fascia

Repair loose wall sheeting*

Repair front door boards*

Repair / replace gable louvres*

Replace missing timber wall mould NE corner

Replace warped barge board, realign at gable apex(*?)

Routine Paint existing painted surfaces*

Desirable Replace light fitting above front door

Urgent Nil

Overdue Repair / replace floor fascia


Repair rear exit door

Fit new gutter and downpipe to Store*

Repair existing crimped downpipe and loose blocks(*?)

EXTERIOR

North

East

2. Replacement fabric shall match existing materials, fixings and methods

The following is a brief summary of works required and an assessment priority. Refer to the main schedules for further detail on each ite

WORKS PRIORITY SUMMARY

Items identified in the quote from Leon Helmers are marked *

Any items scheduled as Overdue and not listed * should be also attended to



Overdue Replace broken portion of seat *


Desirable Repair window puttying and adjust windows to properly open

Lengthen downpipe to discharge away from stump

Urgent Nil

Overdue Re-fix missing barge board*


Repair deformed barge capping


Desirable Nil

Urgent Nil

Overdue Repair kitchen door*


Repair loose gutter over kitchen door

Secure loose fascia


Desirable Lower concrete landing outside kitchen door

Repair / replace window putty and fit galvanised cover to sill of RHS window

Urgent Nil

Overdue Repair loose sheets and cappings*

Paint with rust inhibitor*

Clean gutters*

West

Roof

South



Routine Nil

Desirable Nil

Subfloor

Urgent Nil

Overdue Chock loose stumps*

Clean debris and rubbish

Routine Keep clean, check for loose & weathered stumps

Desirable Pest inspection*

Interior

Main Hall

Urgent Repair wall framing and lining adjacent to front door*

Overdue Check for water entry above Supper Rm wall and repair as required

Repair bowed ceiling adjacent to front door

Repair Store Room* and Supper Room doors to hang and latch properly

Routine Painting

Desirable Nil

Stage

Urgent Nil

Overdue Repair bowed wall adjacent to kitchen door*

Routine Painting

Patch small holes in ceiling and wall

Desirable Nil

Store Rm

Urgent Nil



I

Overdue Repair door to main hall*

Routine Nil

Desirable Nil

Kitchen

Urgent Nil

Overdue Repair floor at external doorway*

Repair kitchen splashback

Repair inoperative latch on Stage door

Routine Secure loose cupboard knobs

Repair inoperative latch on Stage door

Painting*

Desirable Replace cupboard doors*

Provide hot water unit

Supper Room

Urgent Nil

Overdue Repair broken scotia mould

Routine Painting

Desirable Dispose of shabby and unsympathetic 1970s upholstered chairs



ROOM NAME: EXTERIOR-NORTHElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency

P/F/G L/M/H A/B/C/D U/O/R

Stumps Round hardwood stumps 1926 Extremely weathered but

appear sound (Photo 1)

F H None

Concrete stump LHS front door Sound G L None

Floor Fascia Painted timber Weathered, warped and split

(Photo 2)

P M Repair / replace as

required, paint

B O

Wall sheeting Unpainted corrugated steel,

mostly integrated dome head /

washer fixings

1938 Some sheets lifting (Photos 3&4) F H Secure loose sheets, do

not use modern self

tapping screws. Use

dome headed

galvanised bolts and

washers, pre-drill if

necessary.

B O

Windows Highlight to front door - fixed clear

glass in timber frame (from orig

single door relocated in 1938)

1926 Frame highly weathered but

intact (Photo 5)

P H Paint A R

Ticket hatch - painted timber

reveals, external architraves and

ply door

? RHS arch missing, no base

flashing, wall nogging &

adjacent stud rotted out

(Photos 6&7)

P M Replace rotted timber

frame & architrave, fit

flashing

B U

Doors Front Door - rebated double

doors, t&g ledged and braced,

painted

1938

?

Split, loose boards, highly

weathered (Photo 8)

P M Repair / replace as

required, paint

B O

Pair steel parliament hinges, pad

bolt

1938

?

G M None

Supper Rm - rebated double

doors, t&g ledged and braced,

painted

1938

?

Weathered F M Paint A R



Internal panic bar and steel

hinges

? G M None

Louvres Painted timber, fixed angled

louvres in notched styles

1926

?

Weathered, some loose and

missing louvres, some lying on

ground adjacent. (Photo 9)

P H Refix loose and

adjacent louvres,

replace missing to

match existing, paint

B O

Timber trim Painted timber corner battens 1938 LHS highly weathered and

rotted out at base (Photo 10)

P M Replace to match

existing and paint

B O

Barges Painted rough sawn timber

(previously replaced), gal hex

head fixing screws

1990s LHS split and warped,

misaligned at apex (Photos

11&12)

P L Replace and improve

alignment at apex

B O

Capping None

Services Elec connection at gable apex 1948 Not tested, cobwebs G L Clean

Original(?)light fitting on base LHS

louvre

1948

?

Broken globe and glass cover

(Photo 9)

P H Replace to match

existing or similar

B D

Elec meter in painted gal. box

RHS front door, timber trim

? RHS trim loose (Photo 13) F L Repair and paint B R

Steps Granite slab at front door,

recently levelled with cement

topping

? Not checked for BCA

compliance

G None

Concrete ramp at Super Rm door ? Appears sound G L None



THARWA HALL PHYSICAL SURVEY AND DILAPIDATION AUDIT


Photo 1

Photo 2

Photo 3

Photo 4

Photo 5

Photo 6

Page 8



Photo 7

Photo 8

Photo 9

Photo 10

Photo 11

Photo 12

Page 9



Photo 13

Page 10

ROOM NAME: EXTERIOR-EASTElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency



appear sound. Some stumps

require chocking (Photos

14&15)

F H None

Floor fascia Painted timber 1926 Weathered, warped, missing

section behind back steps

(Photo 16)

F M Replace missing

section, paint

B O



washer fixings

1926/

1938

Some sheets lifting F H Secure loose sheets, do

not use modern self

tapping screws. Use

dome headed



necessary.

B O

Windows Pair painted timber double hung,

no hardware, no balances

1926 Frames highly weathered but

intact. LHS operable, RHS

warped frame - inoperable,

silicone / putty breaking down

(Photo 17)

P H Repair RHS to open,

replace silicone / putty,

paint

B D

Doors Rear exit door - t&g ledged and

braced, painted

1926 Split, loose boards, highly

weathered & warped at base

P H Repair / replace as

required, paint

B O

Exterior steel strap hinges, interior

pad bolt

1926 G H None

Store door - t&g ledged and

braced, painted

1926 G H Paint A R

Timber trim None

Roof fascia Painted timber (previously

replaced)

Weathered, slight warping G L Paint A R



Gutter Unpainted gal steel, quad profile

(recent)

Blocked with leaf litter,

evidence of backflow, no

gutter or downpipe on store

(Ph t 18)

F L Clean, fit new

galvanised quad gutter

& dp to store

B O

Downpipes 2 x gal. steel round, strapped on

timber blocks (recent), discharge

1m above ground

blocks loose, LHS base

squashed, scouring around adj.

stump (Photos 19&20)

F L secure blocks & paint,

reshape base,

B O

consider extending to

ground discharging

away from stump

C D

Services Exterior GPO on wall ? Not tested (Photo 15)

Steps Timber landing & steps at exit

door, rough "bush post

balustrade"

1990s Clear finish badly weathered,

LHS fascia rotted out. Not

checked for BCA (Photo 19)

F L Replace rotten

member, suggest leave

to weather

B O

Tennis seat Painted timber seat on gal. steel

posts

1950s LHS seat broken / rotted (Photo

21)

P L Replace broken section B O





Photo 14

Photo 15

Photo 16

Photo 17

Photo 18

Photo 19

Page 13



Photo 20

Photo 21

Page 14

ROOM NAME: EXTERIOR-SOUTHElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency



appear sound (Photo 22)

F H None

Floor fascia Painted timber Slightly weathered, warped, F H Paint A R



washer fixings

1926 Some sheets lifting (Photo 23) F H Secure loose sheets, do

not use modern self

tapping screws. Use

dome headed



necessary.

B O

Windows None

Doors None

Timber trim None

Barges Painted timber 1926 Weathered, section missing from

kitchen skillion (lying under

stage) (Photo 24)

F H Refix missing section,

paint

B O

Capping None to main gable ends, rolled

gal. steel to Supper Rm skillion

Lifted and deformed (Photos

25&26)

F H Secure and flatten out B O

Services None

Steps None





Photo 22

Photo 23

Photo 24

Photo 25

Photo 26

Page 16

ROOM NAME: EXTERIOR-WESTElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency


Stumps Not visible above ground

Floor fascia None - sheeting terminates at

ground



washer fixings

1938 Some sheets lifting F H Secure loose sheets,

clear debris at base to

ensure water runoff

B O

Windows Pair painted timber double hung,

no hardware, no balances

1926 Frames highly weathered but

intact. RHS sill highly weathered,

beading missing, LHS beading /

putty damaged (Photo 27)

P H Repair beading

replace silicone / putty,

paint, consider

wrapping RHS sill in gal

sheet to match existing

on LHS

B D

Doors Kitchen door - t&g ledged and

braced, painted

1926 Split, loose boards, highly

weathered, hole at base (Photo

28)

P H Repair as required,

consider fixing painted

gal. base plate rather

than replacing boards,

paint

B O

Exterior steel strap hinges, interior

pad bolt

1926 G H None

Timber trim None

Fascia Painted timber under gutter 1990s Loose at RHS F L Secure B R

Gutter Unpainted gal steel, quad profile 1990s Blocked with leaf litter, loose

above kitchen door (Photo 29)

G L Clean, secure loose

section

B O

Downpipes 2 x gal. steel round, strapped on

timber blocks (recent), pvc drain

pipe runs under building

1990s loose bracket on pvc pipe G L Secure B O



Services Original light fitting adj kitchen

door

1948

?

(Photo 30) G H None

Landing Conc. landing adj kitchen door 1990s Too close to floor level. (see

Kitchen Floor)

G L Consider rebuilding

150mm below door sill.

D



I I I I I I I I



Photo 27

Photo 28

Photo 29

Photo 30

Page 19

ROOM NAME: EXTERIOR-ROOFElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency


Sheeting Short length unpainted gal. steel

sheets

1926

/

1938

Some loose sheets, capping,

minor rust patches, leaf litter

(Photo 31)

G H Secure loose sheets,

clean, paint rust

inhibitor.

B R

Fixings Mostly integrated dome head

washer fixings, some later hex

head & washer fixings

1926

/

1938

G H Do not use modern self

tapping screws. Use

dome headed



necessary. Capping Rolled ridge capping 1926 G H None

Penetrations None





Photo 31

Page 21

ROOM NAME: EXTERIOR-SUBFLOORElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency


appear sound, many have

dropped

F H Further chocking

required

A R

Floor framing Hardwood bearers & joists 1926/

1938

Appear generally sound on

brief visual inspection. Not all

visible, not checked for termites.

Some subsidence at fallen

stumps.(Photos 32,33,34)

G H Level and chock at

fallen stumps, pest

report recommended

A R

Debris Loose rubbish & building materials Remove A R

Services None visible





Photo 32

Photo 33

Photo 34

Page 23

ROOM NAME: MAIN HALLElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency


Floor &

Coverings

Narrow t&g tallowood boards,

exposed nailing

1926 Some bounce(see subfloor

framing), minor staining, gouges

(Photo 35)

G H None

Wall 1. Clear finished vertical t&g pine

boarding to 1500 high

1950s

?

Wall framing has moved away

from floor LHS front door (Photo

36)

F M Examine wall framing

for cause (eg. rot?)

repair as required and

secure wall panelling

B U

2. Painted FC sheet and timber

battens above 1500mm

1950s Minor staining against Supper

Rm wall

G M Check for water entry

at roof, repair as

required

B O

Ceilings &

Cornices

Painted Caneite sheeting &

timber battens, scotia mould

cornice

Some minor bowing, major

bowing RHS front door (Photo

37)

F M Nail panel back into

place

B O

Perforated masonite vents 1950s G M None

Trims Unpainted timber skirting, quad

profile

1950s G M None

Unpainted timber chair rail c. 700

high

1950s Typical wear G L None

Doors &

Hardware

Front door & rear exit door - see

exterior

2 x Supper Rm doors painted

timber, t & g, ledged and braced,

barrel bolts

1930

s

RHS door scrapes on floor F H Repair doors to hang

and operate properly

B O

Store Room door painted timber,

t & g, ledged and braced, barrel

bolts, steel strap hinges.

1920

s

Door scrapes on floor, handle

missing

P H Repair door to hang

and operate properly,

replace handle to

match existing or similar

to suit era

B O



Windows &

Hardware

See exterior

Lighting 4 x strip fluorescents 1990s Not tested, switch not located

Electrical Nil

Fire services 2 x fire extinguishers 1990s

Fittings &

Furnishings

c.10 folding tables 1980s G L None

c.50 stacking metal chairs 1960s Typical wear F L None

Timber Honour Board 1940s G H None

Photo of Queen 1960s F M None





Photo 35

Photo 36

Photo 37

Page 26

ROOM NAME: STAGEElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency


Floor &

Coverings


exposed nailing

1926 (Photo 38) G H None

Unpainted timber steps Not checked for BCA G M None

Wall 1. Painted Masonite sheeting to

rear wall

1950s Loose and warped adj. kitchen

(Photo 39)

P M Nail into place B O

2. Painted vertical cedar panels

to sides

Minor warps and splits, small

hole LHS kitchen door

F H Patch hole to match B R

Ceilings &

Cornices

Painted Caneite panels, timber

battens, scotia cornice, trimmed

timber ceiling access panel

1950s Hole at rear LHS G M Patch hole to match B R

Doors &

Hardware

None (see Kitchen - Doors)

Windows &

Hardware

None

Lighting 1 x ceiling batten holder & globe 1950s Not tested, switch not located

Electrical 1 x modern double gpo on

original timber block

Not tested

Fire services None

Fittings &

Furnishings

Upright piano 1920s Not tested G M None

Timber lectern ? G ? None

Prize barrel ? G ? None

Tourist sign 1960s G ? None



ROOM NAME: STORE ROOMElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency


Floor &

Coverings


exposed nailing

1926 G H None

Wall Unlined 1926 (Photo 40) G H None

Ceilings &

Cornices

Unlined 1926 G H None

Trims None

Doors &

Hardware

See Main Hall - Doors

Windows &

Hardware

None

Lighting Original batten holder, metal

conduit and bakelite switch

1948 Operates G H None

Electrical No other

Fire services None

Fittings &

Furnishings

None





Photo 38

Photo 39

Photo 40

Page 29

ROOM NAME: KITCHENElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency


Floor &

Coverings


exposed nailing

1926 worn, rotten at exterior door

threshold (Photo 41)

P H Cut back ends of rotten

boards and fit new

cross board to match.

B O

Wall Painted FC sheet and metal cover

strips

1950s G M Paint A R

Ceilings &

Cornices

Painted FC sheet and metal cover

strips, painted timber scotia

cornice

1950s G M Paint A R

Trims None

Doors &

Hardware

Door to Supper Rm 1938 missing -

External door - see West Exterior

Stage door - beaded t&g ledged

&braced, rimlock

1926 latch inoperative F H Repair A R

Windows &

Hardware

None

Lighting plastic ceiling batten holder and

globe, bakelite switch

1950s operates F H None

Bakelite switch to outdoor light 1950s loose F H Repair A R

Electrical White plastic GPOS 1990s Not tested G L None

Fire services None

Plumbing Cold water tap at sink 1950s operates F H Provide hot water unit C D



Fittings &

Furnishings

Timber floor cbd, stainless steel

sink and drainers, laminated

splashback

1950s loose knobs, loose splashback

(Photo 42)

F H Secure knobs, secure

splashback and seal

with clear silicone.

A O

Timber veneered floor & wall

cbds, white laminated bench

1970s Doors chipped, bench chipped

& discoloured (Photo 43)

F L Replace doors C D





Photo 41

Photo 42

Photo 43

Page 32

ROOM NAME: SUPPER ROOMElement Description Age Condition in 2008 Rate Integrity Works Required Category Urgency


Floor &

Coverings


exposed nailing

1938 Some bounce(see subfloor

framing), minor staining, gouges

G H None

Wall 1. Clear finished vertical t&g pine

boarding to 1500 high

1950s

?

Typical wear (Photo 44) F M Refinish A R

2. Painted FC sheet and timber

battens above 1500mm

1950s Minor discolouration G M Repaint A R

Ceilings &

Cornices

Painted FC sheet panels, timber

battens and scotis mould cornice

1938 Broken scotia LHS RHS window P H Replace to match

existing, repaint

A O

Trims None

Doors &

hardware

All described elsewhere

Windows &

Hardware

2 x painted double hung, no

hardware

1938 Operate satisfactorily,

weathered, LHS sill unpainted

F H Repaint A R

Lighting 3 x modern metal china hats on

original batten holders and timber

blocks

1990s Switch not located

Electrical None

Fire services None

Plumbing None

Fittings &

Furnishings

Fixed central timber table 1938

?

G H None

Vinyl upholstered low chairs 1970s Unsympathetic P L Dispose of A D

Upholstered armchairs 1970s Unsympathetic P L Dispose of A D





Photo 44

Page 34

From: To: Subject: Date: Attachments:

Hi Danton

Anna Hyles LA commjttee - fICS FW: Tharwa Community Hall

Monday, 9 December 2019 6:57:50 PM Pl A kxm2 25-2-15 tiff SK01 Sjte Plan pdf SK02 Sketch Outdoor Space Plan pdf SKOJ Sketch Hall Floor Plan pdf

Very nice to meet you at the Inquiry in Tharwa last week. I hope the rest of the day was

productive and helped the Committee with their decision.

On the day I ment ioned to the Committee that I could provide the init ial sketch plans for the

work we are hoping to undertake in Tharwa to upgrade the public areas.

Please don't hesitate to let me know if you need any further details.

Kind regards

Anna

T HAltWA <O.

www tharwasand com au

From:Sent: Monday, 8 April 2019 3:01 PM

To: Anna Hyles

Cc: Subject: Tharwa Communit y Hall

Hi Anna,

Please find attached a couple of sketches illustrating works to the Thaiwa Community Hall and tennis comis.

They ai·e preliminaiy only but should spai·k a few ideas! If you want any alteration made please let me know.

Kind regards,


- k out what we've been up to of late on our blog: bttp·lfwww pbilipleeson com au/category/news/

Site Plan 1:200

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B11 S8

TENNIS COURT

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NORTH STREET

/ /

■ /

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/Volumes/Server 1/AACurrent Projeds/2019 Projects/1920 Tharwa Community Hal/3 CAD/1 Sketch Plans/1920 Tharwa Hall 190326.pln

Seating I

Small bridge or climbing frame

Small tree plantings

0

Natural rock -+-------j'---~L-------------~====.-::::__--------p I a y area ~

Swing sets in tanbark or differing ground surface

Tree planting to perimeter

Grassed mound

Natural log play +----+----+-----¾ area

Play equipment -+----->,--------eg roundabout

Slide ____ ______ ..,..__ ______ ,___-+--------

Grassed mounds

Seating

\ )

Irregular edge to ground __________________ ~ cover planting

Existing vegetation

1 J

.. ..

\ Large metal bowl fire pit

-----+----------+<::et within gravel surrounds

_--+stone surface to pathway

Edge strip to planting area

I '

I Gravel surface with

~---------=::,..._~..-,,::.. ____ -----1"andom planting clumps for informal play

I ___________ Irregular edge to ground

cover planting

-+-------------------------------+xisting stair 1-

r xisting retaining wall

t ___________ Existing tennis

court below

/Volumes/Server 1/AACurrent Projeds/2019 Projects/1920 Tharwa Community Hal/3 CAD/1 Sketch Plans/1920 Tharwa Hall 190326.pln

Hall Floor Plan Sketch 1:100

New joinery to kitchen

New section of wall following door demoltion

\

QJ

EX STAGE

EX STORE

A • •

[ __ _

, ,,,. "' ,... .n,_ '_,,,,...._I\.. ...d\......-~

EX DINING

EX HALL

. . ~ . . . . · . ... ·.·:·.

. . . . . ... . . .. .

New timber verandah to ~-------nuilding entry. Awning · • · · over. .. •• , -

[Integrate new path edge with line of existing kerb

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From: Anna Hyles To: UPDATE€¦ · Over due Re-fix missing bar ge boar d* Repair loose wall...

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