REPORT
The Hall Committee recently asked a Chartered Surveyor to carry out a survey of the Hall's present condition as a means of guidance for the future. The more relevant parts of which included the following:
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| The felt lines demonstrate well the sagging of the roof. |
External inspection of the roof noted sagging in both roof slopes but more pronounced on the Play School side of the property. It was also noted that the flank wall was 'bowed' particularly at gutter level.
I have also been advised that when the roof was re-felted the condition of the boarding had deteriorated to an extent that re-felting would not be possible again unless the boarding was replaced.
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| The uninsulated roof space plus signs of water ingress. |
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| External cladding "lifting" and showing deteriorating timber beneath. |
Externally the original timber weather boarding has, other than the rear wall, been covered with galvanise sheeting.
Where it was possible to inspect the timbers at the corners of the building, in all cases, they have been severely affected by water penetration and are in various stages of decay.
A section of the timber cladding to the rear is missing and examination of the exposed timbers found wet rot in the rafter. Other sections of cladding are in various stages of decay.
Floors
From my external inspection of the property I noted there were no vents to
provide an adequate air supply to the underside of the floor and was not
surprised when advised that when work was carried out to the 'Disabled'
toilet and to provide a new 'Fire Exit' a section of the floor was
found to be rotted and in particular the ends of the floor joists. I was also
advised that remedial works were carried out to the floor boards some 10 years
ago.
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| Rotting facia board with deteriorating window below. |
The windows are of upvc and obviously of some age as double glazed units have a limited life due to progressive deterioration of the edge seals and misted glazing units, which has already taken place to several (five) of the windows and will no doubt occur to the remainder in the fullness of time.
Insulation
There does not appear to be any insulation to either the main roof void or the
existing wall and I cannot ascertain whether there was insulation provided to
the 1980s' extension.
Lack of insulation will mean rapid heat loss and consequently a high cost to keep warm.
Conclusion
Otterham and St Juliot Hall, although having provided a good facility for the
area over the past 50 years, is rapidly approaching its 'sell by'
date.
In the short term general maintenance is necessary to gutters and downpipes, replacement of 'misted' double glazed units, treating active woodworm in roof timbers and making good of decayed and missing external timber. In the long term substantial sums will be needed to be spent when the roof is next re-felted and when significant repairs are required to the suspended timber floor.
Even if all the above works were carried out the Committee will still be left with a building of sub-standard construction and not, in my opinion, appropriate as a Public Facility in the 21st century.
I am of no doubt that spending as little as possible on the current building and focussing all your efforts on a purpose built Hall providing similar accommodation, insulated to a high standard would, in the long term, greatly benefit the whole community."