In association with D-Structure Ltd Consulting Civil ...
17
In association with D-Structure Ltd Consulting Civil /Structural Engineers Tel: 01689 875980 Email: [email protected] Site Inspection Report by KTA Project The Rose and Crown, Welwyn Project Number: 19268 Date: 08/10/2019 Present: Charles Davenport - KTA Purpose: KTA were requested to visit the above site to view and inspect the following: 1. The existing rear barn structure for structural stability. 2. The rear garden wall along the church yard boundary for structural stability. Note: This report follows the convention of denoting Left, Right, Front and Back whilst viewing the property from the front / street. Existing structure observations 1. The existing barn structure is located at the rear of the house. 2. The barn is part two-storey and part single storey at the left end, and both are formed in brick masonry with timber framed roofs. 3. The two-storey element is part double height at the right end and part mezzanine/1 st floor to the left half. 4. There are various structural defects which may be observed across both sections of the building. These are largely related to the masonry walls where there are numerous cracks in the brickwork on every elevation. 5. The roof structure to the two storey section is formed in oak and appears to be structurally sound, although there are a number of shakes/splits in the main cross beams. The lower section of the roof tiling appears to have flattened out indicating that the rafters have sagged locally. 6. The lower single storey roof is obscured from below by a lath and plaster ceiling which is in very poor condition. 7. The timber framing to the mezzanine floor appears to be sound although flaking paint has made it difficult to make a full assessment of these. 8. The left most room of the single storey structure was not accessible as the external door was jammed shut. 9. The rear boundary garden wall between the house garden and the church yard is leaning over into the church yard. The wall is unstable and the brickwork has collapsed in one location leaving a hole through the wall. The adjacent area of the church yard is currently cordoned off.
Transcript of In association with D-Structure Ltd Consulting Civil ...
In association with D-Structure Ltd
Consulting Civil /Structural Engineers
Tel: 01689 875980
Email: [email protected]
Site Inspection Report by KTA
Project The Rose and Crown, Welwyn
Project Number: 19268
Date: 08/10/2019
Present: Charles Davenport - KTA
Purpose: KTA were requested to visit the above site to view and inspect the following:
1. The existing rear barn structure for structural stability. 2. The rear garden wall along the church yard boundary for structural stability.
Note: This report follows the convention of denoting Left, Right, Front and Back whilst viewing the property from the front / street.
Existing structure observations
1. The existing barn structure is located at the rear of the house. 2. The barn is part two-storey and part single storey at the left end, and both are
formed in brick masonry with timber framed roofs. 3. The two-storey element is part double height at the right end and part
mezzanine/1st floor to the left half. 4. There are various structural defects which may be observed across both sections of
the building. These are largely related to the masonry walls where there are numerous cracks in the brickwork on every elevation.
5. The roof structure to the two storey section is formed in oak and appears to be structurally sound, although there are a number of shakes/splits in the main cross beams. The lower section of the roof tiling appears to have flattened out indicating that the rafters have sagged locally.
6. The lower single storey roof is obscured from below by a lath and plaster ceiling which is in very poor condition.
7. The timber framing to the mezzanine floor appears to be sound although flaking paint has made it difficult to make a full assessment of these.
8. The left most room of the single storey structure was not accessible as the external door was jammed shut.
9. The rear boundary garden wall between the house garden and the church yard is leaning over into the church yard. The wall is unstable and the brickwork has collapsed in one location leaving a hole through the wall. The adjacent area of the church yard is currently cordoned off.
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Discussion
1. The walls of the double height barn space appear to be unstable. It is likely that when the building was erected that there may have been a full length first floor which provided lateral restraint to the walls.
2. The cracking at numerous locations will need to be strapped back into the structure using helifix bedjoint reinforcement, or by steel strapping. Alternatively the cracked brickwork at the edges of the door and window openings may be carefully dismantled and re-built fully tied into the remainder of the wall.
3. The lower roof structure will need to be made accessible by removing the deteriorated lath and plaster ceiling.
4. The end room of the single storey structure will need to be made accessible for inspection.
5. A number of the brick lintels which appear to have failed will need to be re-built or strengthened with an internal steel lintel.
6. The roof tiling across the whole building is in poor condition and will require a general overhaul.
7. The rear garden boundary wall is structurally unstable and will need to be strengthened with buttressing or dismantled and re-built. Any buttresses will need to be installed on the church yard side of the wall. Signed,
Charles Davenport CEng MICE
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Photo 1: The house front elevation Photo 2: The 2-storey barn building to the rear of the main house
Photo 3: The single storey section on the left side of the rear barn
Photo 4: Loose tiles on the front face of the lower roof
Photo 5: missing tiles on the single storey front roof behind the budlia
Photo 6: missing tiles on the single storey front roof
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Photo 7: The rafters at the eaves appear to have rotten through at the left end of the singe storey structure
Photo 8: The gable end stud wall appears to be rotten and has bowed outwards
Photo 9: The tiber rainscreen cladding is rotten in sections and has come loose in areas on the gable wall of the single storey element
Photo 10: As photo 9.
Photo 11: Cracking on the front left corner of the 2-storey structure
Photo 12: Stepped cracking at the left end of the 2-storey structure
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Photo 13: Cracking on the front wall at the left side of the central door
Photo 14: Previous repairs to the brick lintel over the central front elevation door
Photo 15: The first floor brick lintel above appears to have failed and is likely supported on the timber door frame
Photo 16: Cracking on the right side of the central door
Photo 17: The upper window lintel also appears to have failed
Photo 18: the right gable end wall with ivy growth
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Photo 19: Cracking at ground level on the right gable end wall
Photo 20: The rear elevation of the 2-storey structure
Photo 21: The rear elevation of the single storey structure
Photo 22: Loss of mortar on the rear wall
Photo 23: Stepped cracking on the rear left corner of the 2-storey structure
Photo 24: The central rear elevation – the roof slope has flattened to the lower area
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Photo 25: Rear elevation right end Photo 26: The dropped rafters and flattened out rafters
Photo 27: The double height internal space to the right end of the barn – the timber framing appears to be sound
Photo 28: The rear right wall
Photo 29: The space under the 1st floor mezzanine to the left end of the 2-storey barn section
Photo 30: Cracking to the left side of the door opening on the front wall
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Photo 31: Cracking on the right side of the front wall ground floor window
Photo 32: As photo 31 – with cracking on the left side of the front wall window
Photo 33: Crcking below the window on the front wall
Photo 34: The wall has failed below the central timber beam on the front wall
Photo 35: Cracking on the left end wall of the 2-storey structure
Photo 36: Cracking on the rear of the left end wall of the 2-stroey structure
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Photo 37: Cracking in the rear wall of the 2-storey structure
Photo 38: Cracking in the rear wall at the stair support steel beam
Photo 39: Cracking on the internal face of the right gable end wall at ground level
Photo 40: Cracking on the rear right corner
Photo 41: Loss of mortar on the rear wall at the right end
Photo 42: Movement of the wall at mezzanife level on the rear wall
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Photo 43: As photo 42 Photo 44: A possible mechanics pit in the ground floor at the right end of the building
Photo 45: The roof structure above the mezzanine appears sound
Photo 46: Cracking on the left end wall at mezzanine level
Photo 47: Minor checking in mezzanine rear left corner
Photo 48: The mezzanine timber roof frame appear sound
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Photo 49: Minor cracking in front left of mezzanine Photo 50: Cracking below window in front wall of mezzanine
Photo 51: As photo 50 Photo 52: Large yew trees in adjacent church yard
Photo 53: The unstable rear boundary wall Photo 54: As photo 53
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Photo 55: Boundary wall with mortar loss and loose bricks
Photo 56: As photo 55
Photo 57: As photo 55 Photo 58: Hole through wall
Photo 59: Heavy undergrowth obscuring end of wall
Photo 60: As photo 58
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Photo 61: As photo 58 Photo 62: Churchside of boundary wall
Photo 63: As photo 62 Photo 64: As photo 62
Photo 65: As photo 62 Photo 66: Hole through wall
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Photo 67: As photo 62 Photo 68: As photo 62
Photo 69: Severe lean to wall Photo 70: As photo 69
DIAGRAMMATIC ROOF PLAN
SCALE 1 : 50
AD
C B
F
E
BOUNDARY WALL
WITH CHURCH
PUB GARDEN
4
5
6
7 +8
9
10
N
19268 - 01
TM 1:50 at A1
Rev
ROOF PLAN
THE ROSE & CROWN
WELWYN
AL6 9LX
STAR PUBS
Rev Description Date By
Drawing No.
OCT 2019DateScaleDrawn
Drawing Title
Job Title
Client
Notes
1. All dimensions to be checked on site and not scaled from this
or any other drawing.
2. Drawing to be read in conjunction with all Architect's drawings
and other related documentation.
3. All works to be notified to the Local Authority and Building
Control Officer's Approvals obtained as appropriate during
the course of the works.
4. Temporary Works: To ensure the stability of the existing
building during construction and is to be the contractor's
responsibility.
5. Steel sections to be mild steel grade S275.
6. Concrete for padstones to be 1 : 1
1
2
: 3 nominal mix by
volume with 10mm aggregate size.
7. Mass concrete to be grade C30 having a minimum crushing
strength of 30 N/mm² at 28 days.
8. Reinforced concrete to be grade C35 having a minimum
crushing strength of 35N/mm² at 28 days.
9. Unless noted otherwise, ground bearing pressure required for
new foundation works to be 100kN/m² andf formation level
agreed with BCO
10. All structural softwood timbers used are to be treated and
have an average moisture content not exceeding 20%.
Timber is to be identified as C16 or 24 dry, or KD as part of
the grading marking.
11. All blockwork to be 3.6 N/mm² in 1 : 6 mortar above and
7N/mm² laid in 1 : 3 mortar below DPC unless otherwise
shown.
12. All lengths of structural steelwork to be confirmed on site prior
to ordering.
NB: Connection details not shown to be to fabricator's design
and detail to cater for end reactions stated on drawings
shown as ??kN (ULT) unless noted.
13. All internal structural steelwork to be painted with two coats
of zinc rich primer prior to erection and touched in after
erection, all external structural steelwork to be galvanised
prior to delivery to site.
14. Welds to be 6mm full profile fillet unless otherwise shown. Hit
and Miss welds to be 100 'Hit' and 75 'Miss' throughout.
15. Cut line above new openings to allow for 25mm minimum
semi-dry 3: 1 sand/cement mortar packing, to be well
consolidated between cut face of existing masonry and top of
new supporting member.
16. Tied Movement Joints (TMJ) to comprise of proprietary wall
tie system that provides for lateral movement with plaster
beads internally and mastic sealant fill externally.
17. Where Resin Anchors are to be fixed into masonry they must
be into masonry and NOT mortar joints.
18. All proprietary products are to be used and installed in
accordance with manufacturer's instructions and/or
recommendations.
19. Where alternative products are used in substitution for those
specified here, then the substitute product must be equivalent
to or superior than the specified product.
Consulting Civil/Structural Engineers
Office 11 Mentmore House
Cray Avenue
Orpington
Kent BR5 3QF
Tel: 01689 875 980 Email: [email protected]
In association with
D-Structure Ltd.
P1
P1 Issued for Information 17/10/19 KD
PHOTO NUMBER GROUND FLOOR
3
21
52
22
23
24 +26
25
20
18 +
19
16 +
17
14 +15
13
1211
41
40
43
42
39
44
27
29
28
38
37
30 +31
32 +33
34
35
36
47
45 +
48
49
46
50
51
+
+
N
N
19268 - 02
TM 1:50 at A1
Rev
GROUND FLOOR AND
MEZZANINE
THE ROSE AND CROWN
WELWYN
AL6 9LX
STAR PUBS
Rev Description Date By
Drawing No.
OCT 2019DateScaleDrawn
Drawing Title
Job Title
Client
Notes
1. All dimensions to be checked on site and not scaled from this
or any other drawing.
2. Drawing to be read in conjunction with all Architect's drawings
and other related documentation.
3. All works to be notified to the Local Authority and Building
Control Officer's Approvals obtained as appropriate during
the course of the works.
4. Temporary Works: To ensure the stability of the existing
building during construction and is to be the contractor's
responsibility.
5. Steel sections to be mild steel grade S275.
6. Concrete for padstones to be 1 : 1
1
2
: 3 nominal mix by
volume with 10mm aggregate size.
7. Mass concrete to be grade C30 having a minimum crushing
strength of 30 N/mm² at 28 days.
8. Reinforced concrete to be grade C35 having a minimum
crushing strength of 35N/mm² at 28 days.
9. Unless noted otherwise, ground bearing pressure required for
new foundation works to be 100kN/m² andf formation level
agreed with BCO
10. All structural softwood timbers used are to be treated and
have an average moisture content not exceeding 20%.
Timber is to be identified as C16 or 24 dry, or KD as part of
the grading marking.
11. All blockwork to be 3.6 N/mm² in 1 : 6 mortar above and
7N/mm² laid in 1 : 3 mortar below DPC unless otherwise
shown.
12. All lengths of structural steelwork to be confirmed on site prior
to ordering.
NB: Connection details not shown to be to fabricator's design
and detail to cater for end reactions stated on drawings
shown as ??kN (ULT) unless noted.
13. All internal structural steelwork to be painted with two coats
of zinc rich primer prior to erection and touched in after
erection, all external structural steelwork to be galvanised
prior to delivery to site.
14. Welds to be 6mm full profile fillet unless otherwise shown. Hit
and Miss welds to be 100 'Hit' and 75 'Miss' throughout.
15. Cut line above new openings to allow for 25mm minimum
semi-dry 3: 1 sand/cement mortar packing, to be well
consolidated between cut face of existing masonry and top of
new supporting member.
16. Tied Movement Joints (TMJ) to comprise of proprietary wall
tie system that provides for lateral movement with plaster
beads internally and mastic sealant fill externally.
17. Where Resin Anchors are to be fixed into masonry they must
be into masonry and NOT mortar joints.
18. All proprietary products are to be used and installed in
accordance with manufacturer's instructions and/or
recommendations.
19. Where alternative products are used in substitution for those
specified here, then the substitute product must be equivalent
to or superior than the specified product.
Consulting Civil/Structural Engineers
Office 11 Mentmore House
Cray Avenue
Orpington
Kent BR5 3QF
Tel: 01689 875 980 Email: [email protected]
In association with
D-Structure Ltd.
P1
P1 Issued for Information 17/10/19 KD
PHOTO NUMBER GROUND FLOOR
PHOTO NUMBER MEZZANINE
AutoCAD SHX Text
UP
64
65
59
60
61
53
58
57
70
65
63
67
69
56
68
62
52
55
N
19268 - 03
TM 1:50 at A1
Rev
REAR BOUNDARY WALL
THE ROSE AND CROWN
WELWYN
AL6 9LX
STAR PUBS
Rev Description Date By
Drawing No.
OCT 2019DateScaleDrawn
Drawing Title
Job Title
Client
Notes
1. All dimensions to be checked on site and not scaled from this
or any other drawing.
2. Drawing to be read in conjunction with all Architect's drawings
and other related documentation.
3. All works to be notified to the Local Authority and Building
Control Officer's Approvals obtained as appropriate during
the course of the works.
4. Temporary Works: To ensure the stability of the existing
building during construction and is to be the contractor's
responsibility.
5. Steel sections to be mild steel grade S275.
6. Concrete for padstones to be 1 : 1
1
2
: 3 nominal mix by
volume with 10mm aggregate size.
7. Mass concrete to be grade C30 having a minimum crushing
strength of 30 N/mm² at 28 days.
8. Reinforced concrete to be grade C35 having a minimum
crushing strength of 35N/mm² at 28 days.
9. Unless noted otherwise, ground bearing pressure required for
new foundation works to be 100kN/m² andf formation level
agreed with BCO
10. All structural softwood timbers used are to be treated and
have an average moisture content not exceeding 20%.
Timber is to be identified as C16 or 24 dry, or KD as part of
the grading marking.
11. All blockwork to be 3.6 N/mm² in 1 : 6 mortar above and
7N/mm² laid in 1 : 3 mortar below DPC unless otherwise
shown.
12. All lengths of structural steelwork to be confirmed on site prior
to ordering.
NB: Connection details not shown to be to fabricator's design
and detail to cater for end reactions stated on drawings
shown as ??kN (ULT) unless noted.
13. All internal structural steelwork to be painted with two coats
of zinc rich primer prior to erection and touched in after
erection, all external structural steelwork to be galvanised
prior to delivery to site.
14. Welds to be 6mm full profile fillet unless otherwise shown. Hit
and Miss welds to be 100 'Hit' and 75 'Miss' throughout.
15. Cut line above new openings to allow for 25mm minimum
semi-dry 3: 1 sand/cement mortar packing, to be well
consolidated between cut face of existing masonry and top of
new supporting member.
16. Tied Movement Joints (TMJ) to comprise of proprietary wall
tie system that provides for lateral movement with plaster
beads internally and mastic sealant fill externally.
17. Where Resin Anchors are to be fixed into masonry they must
be into masonry and NOT mortar joints.
18. All proprietary products are to be used and installed in
accordance with manufacturer's instructions and/or
recommendations.
19. Where alternative products are used in substitution for those
specified here, then the substitute product must be equivalent
to or superior than the specified product.
Consulting Civil/Structural Engineers
Office 11 Mentmore House
Cray Avenue
Orpington
Kent BR5 3QF
Tel: 01689 875 980 Email: [email protected]
In association with
D-Structure Ltd.
P1
P1 Issued for Information 17/10/19 KD330
PHOTO NUMBER GROUND FLOOR
