Quinquennial Inspection Report - Diocese of Durham

Quinquennial Inspection Report
Church of St James The Apostle, Owton Manor, Hartlepool.
Archdeaconry of Durham
Diocese of Durham
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Report prepared by:
David Beaumont RIBA AABC
Beaumont Brown Architects LLP, The Old Brewery, castle Eden, Co Durham. TS27 4SU
dsb@beaumontbrownarchitects.co.uk
01642 700803
Date of inspection and weather conditions - 14 November 2011. Cloudy, cold.
Date of report- February 2012
Date of previous report – December 2006
1. Executive summary
The exposed concrete frames surrounding windows in the south nave are showing some signs of
movement albeit this is historical. As is the movement to the walling at the junction of the South and
West elevations. The external concrete columns on the apse and South elevation of the chancel are
spalling, as are previous repairs. The overhanging concrete soffits of the nave, chancel and apse
roofs are also spalling. The nave glazing is troublesome in repair and is consequently draughty and
insecure.
The principal issue facing the church apart from routine items are:
Repair of external concrete elements.
Longer term solution to the nave glazing, particularly the South elevation.
2. Previous Repairs
The following repairs have been undertaken since the last report:
Introduction of new altar.
Creation of adjoining parish room (Stella Maris Room).
Redecoration of church.
Flashband flashing on porch to replace stolen lead.
Cleaning of kitchen/disabled lavatory drainage.
Removal of overgrown conifer hedge to West of garden of remembrance.
Replacement kitchen units and window.
Tree maintenance at East boundary of garden of remembrance.
Creation of paved patio to French doors in the Stella Maris room.
Repairs to hot water system.
3. Description
The church was completed in 1957 to the design of Cordingley and McIntyre Architects and consists
of:
Three bay nave; chancel with apse; vestry; toilets and kitchen (referred to as ancillary buildings in
the report). There is a vestibule to the West End.
The main body of the church is of concrete portal frame supporting a shallow pitched concrete roof
clad in copper. Infill walls are facing brickwork. The North and South elevations are punctuated with
tall concrete framed windows with exposed aggregate panels below.
The ancillary areas are of load-bearing brickwork supporting flat concrete roofs faced in mineral felt.
The heating is by a gas-fired boiler situated in the remodelled parish rooms.
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The church has an open grassed frontage to the road and small enclosed memorial garden to the
rear. The vicarage is adjacent to the north-west and outside the scope of the report.
2010 saw the completion of the Stella Maris parish room by Burns Architects of Castle Eden which
connects to the north Nave elevation and ancillary accommodation. It is constructed of cavity brick
walls, concrete floor and timber flat roof with high performance elastomeric membrane.
St James's is one of other churches in the diocese by Cordingley and McIntyre:
1938 Lobley Hill, All Saints
1939 East Darlington, St Herbert
1929 Bishopwearmouth, St Nicholas
1954 Newton Aycliffe, St Clare
1956 Stockton on Tees, St Chad
1956 Peterlee, St Cuthbert
1959 North Wearside, St Cuthbert, Red House
1962 Leam Lane, St Andrew
4. Plan of the church
See rear of the report
5. Listing grade
St James is not listed
6. Maintenance
Maintenance of the building is the responsibility of the PCC. Guidance is given in the report.
There is no churchyard.
7. Limitations of the report
The inspection has been made from the ground and readily accessible locations only. The inspection
was visual and opening up the enclosed spaces has been excluded.
List of items not inspected:Roof surfaces and coverings. Attic space above the vestry.Basement
boiler room (now redundant).
The report is restricted to the general condition of the building and its defects
8.Report
The following report is set out in the order that the church was examined; starting from the south,
entrance elevation.
Circuits are made for each element eg roof, rainwater goods, wall, and the following defects are
noted in the order the circuit was made.
EXTERIOR
8.1. Roof Coverings
South and North
The copper sheeting is showing signs of rippling, as would be expected of its age. No action required.
Some light green markings at ridge, possible birds. Not able to inspect Apse roof.
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North Eaves
Partially obscured by new parish room, but spalling at eaves overhang above window N10 and CN2.
The new parish room eaves requires its decoration completing and removal of paint splashes on
brickwork.
South Eaves
Chancel Eaves
Priority-C
Painted reinforced concrete with protective overhang.
Inadequate concrete thickness has caused the metal
reinforcement to expand and spall the concrete
Investigate construction makeup. Identify remedial solution.
Apse Eaves
Priority-C
Description As Above
Condition As above
Repair needs As above
East Eaves
Item Ancillary Buildings’ Eaves
Priority-C
Description Soffits failing in three areas, evidence of previous
inappropriate repair.
Condition Spalling
Repair needs Investigate construction makeup. Identify
remedial solution.
North
Item Ancillary Buildings’ Eaves
Priority-C
Description Invasive plants
Condition In need of attention
Repair needs Remove and maintain clear roofs
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Western Porch
Item Porch Roof
Priority-A
Description three-layer felt
Condition Failure of felt at perimeter and in the middle,
timber kerb rotten
Repair needs Replace kerb and roof covering
Item Porch Roof
Priority-A
Description Flashing
Condition Theft of flashing has resulted in temporary
flashband replacement which is partially missing
Repair needs Replace flashing
8.2 Rainwater Gutters, Downpipes, Gullies and Below Ground Drainage
West porch downpipe requires decoration. Ancillary building downpipes require decoration and
gulley covers. Gulley at junction of new parish room and old single storey needs grid. Gulley at right
hand side of parish room doorway requires a surround to retain the gully.
South
Item RWPs
Priority-B
Description Plastic
Condition South apse and sanctuary downpipes rocking on
their fittings. Leaf build up.
Repair needs Fix back rwps. Gulleys require sweeping out of
leaves and permanent mesh covering where missing
Item Ancillary building RWPs
Priority-B
Description Socketed Cast Iron
Condition Rusting
Repair needs Fix gully covers and repaint
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East
Apsidal end gutter showing possible corrosion to their soffits, perhaps because of radial shape
welds.
8.3 Parapets, Upstand Walls, Finials, Crosses
None
8.4 Walling and Pointing
East
Apse brickwork with structural concrete portal frame columns, recess pointing is in good condition,
some chipped cross-bricks. Generally good order.
Item Apse concrete portal columns. Two of which adjoin the
East wall. Five are exposed.
Priority-C
Description All have had repairs in the past in ill-matching
mortar.
Condition. It’s mostly the repairs that are breaking away.
Repair needs The reinforcement has about 10mm cover and
will continue to be a major problem unless remedied.
South
Recessed pointed brickwork with large window panels and pre-cast concrete frames, with exposed
green aggregate. Pointing below is okay.
The low-level bushes and grass should be removed from the base of the south wall as this creates a
damp microclimate. Lighter colour to the brickwork at lower level – reason
Item South Nave Wall
Priority-D
Description Brickwork
Condition 2mmVertical Crack in joints. But not seeming to be
moving. Appears historical. At the west corner there is a glass
tell-tale still intact, as noted on previous quinquennial.
Repair needs Repoint and monitor
North Church
General good condition, minor loss of lower pointing to the brickwork below Window N10 frame and
pointing washed to the sides at lower level.
North ancillary building
Has seen cement repairs in the past, lower level is washed out and damp. Some pointing required at
junction of roof.
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8.5 Windows, Doors and Surrounds
South Nave
Window Frame
Priority-C
Precast concrete ribs- smooth finish in pale aggregate,
chamfer detail, cement type pointing
Some movement of ribs (no change since last inspection).
Some pointing loose and some lost.
Monitor. Repoint junction in material to match existing.
S4, slight thermal movement has caused 1mm cracking to the frame abutment to brickwork, needs
minor re-pointing at lower level. The concrete frames are reasonably intact. The glazing is a mixture
of obscure glass types with siliconed repairs to the lead cames, which have been buckled and
overturned as the glass had been replaced.
S3, same loss of lower level pointing, both at the frame abutment to the brickwork and the pre-cast
ribs.
Item WindowS2, the worst of the three,
Priority-C
Description Precast concrete ribs- smooth finish in pale
aggregate, chamfer detail, cement type pointing
Condition Reasonable amount of frame pointing missing, at
higher level to the East.
Spalling at the ventilator fixings, not broken away yet; daylight
visible under the bottom ventilator. Polycarbonate
replacement glazing at lower level and very easily punched in.
Repair needs Removal of rusting fixings, repair of frame.
Reconsider remedial glazing in polycarbonate. Improve
security.
South Chancel
Item Window S1
Priority-C
Description Metal ventilator
Condition loss of pointing to ventilator and perimeter glazing.
Some loss of pointing to brick ribs below.
Repair needs Renew putty and redecorate
North
Window N10 general good condition, minor loss of lower pointing to the frame,
Windows CN1 and CN2 overhauled during the development of the new parish room below.
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Item Window N3
Priority-C
Description Crittal type galvanised steel, single glazed obscure
glass
Condition Loss of decoration and pointing
Repair needs redecoration and putty re-pointing
INTERIOR
Nave
Fibreboard ceiling under draws concrete panel roof. Plaster walls repainted in 2011. Herringbone
block flooring in good order
Radiators are all sound, but it would be wise to vacuum the tops, as they’ve gathered quite a lot of
dust. The prayer book rest at the front of the loose seating is rickety.
Item Windows
Priority-C
Description Much repaired in various types of obscure glass
and polycarbonate
Condition Timber facings of windows are dirty. Pointing to
ventilators pointing is missing in certain windows. The
window panes are noticeably loose. The window glass is
quite sooty.
Repair needs. Timber facings require decoration. Repoint
ventilators. Fix panes in firmly (not easily achieved due to
design). Clean glass.
The windows, in time, will become a greater issue for
security.
Chancel
Step up in stone, some pointing missing. Herringbone flooring more highly varnished than the nave.
Further step up to the central altar (altar repositioned from other church), carpet losing a little of its
colour and has some staining. Walls are okay. Clear storey glazing seems okay. No change to the wall
tears on the South, previously noted.
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Lobby
Recess doormat coir matting badly worn.
Inside there is a redundant post box, undecorated. Window N11 decoration required to the
horizontal glazing bars. Door 2, the keep to the lock needs recessing to enable the door to close
properly.
8.6 Tower, Spire
None
8.7 Clocks, Bells and Frames
None
8.8 Roof and ceiling voids and ventilation
N/A
8.9 Presence of Bats or other Protected Species
Not Known
8.10 Roof Structures and Ceilings
Portal roof in nave and Chancel appears serviceable. The ancillary building is asphalt roofed onto
concrete flat roof. No insulation. Suffers condensation and occasional leaks. Will need replacement
when funds allow.
Defects to ceilings in the porch and corridor noted elsewhere. Minor leak recently reported in
ancillary roof encapsulated in new parish room reroofing.
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8.11 Upper Floors, Balconies and Access Stairways
None
8.12 Partitions, Screens, Panelling, Doors
Rear door needs resetting for bolting properly. Corridor door doorstop required.
The porch entrance double doors require remedial joinery to fix the rotten and broken panel in the
bottom left hand corner. Nave double door master door requires easing into the lock.
8.13 Floors and Platforms
Comments within the room reports
8.14 Internal Wall and Ceiling Finishes
Item Lobby
Priority-C
Description Fibreboard
Condition Coming down due to roof leaks
Repair needs Repair roof and renew ceiling finish
8.15 Monuments and Tombs
None
8.16 Toilets, Kitchen, Vestries, Meeting Rooms
Boiler Cupboard
Could do with further shelving out to take loose items, and redecoration.
Vestry Corridor
Item Ceiling
Priority-C
Description Fibre board
Condition Joints are coming apart. Walls require decoration.
Repair needs Repair ceiling joints and redecorate
Vestry
Item Vestry
Priority-D
Description Water staining on ceiling and wall surfaces
Condition Damp
Repair needs Redecorate
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Item Safe Room
Priority-D
Condition Water staining from previous major condensation.
Water penetration showing in the safe room alongside Vestry.
Repair needs Redecorate. Door requires easing into frame.
WC
Requires general decoration and updating.
Disabled WC
Item Disabled WC
Priority-C
Description Used as flower vestry
Condition Holes in door which is sticking. Damp showing at
low level on brickwork, plaster coming away from the wall,
skirting board appears rotten. Steel windows decoration poor.
The plaster reveal’s rusting, some damp at high level boxingprobably
condensation.
Repair needs Filling holes and ease into frame. Provide
heating or dehumidifier. Investigate damp. Redecorate.
Kitchen
Broken ceiling tile. The wall painting requires further finish. Some of the wall tiling is not well
finished against the wall. The lintel area is poor, needs finishing with a more sanitary finish. Door
catches the worktop and the keep needs fixing back firmly.
8.17 Fittings, Fixtures, Furniture and Moveable Articles
It is worth noting that the Font, Candle stands and Lectern are designed by Cordingley and McIntyre
and are an integral feature of St James.
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8.18 Organ
The Vincent Organ Company, Sunderland. Regularly serviced.
8.19 Churchyard and Environs
The rear garden has been historically damp as it remains today. Drainage has been checked in the
past and it appears to be simply a case of high water table. It is overshadowed by the church and the
planting struggles to thrive in its shadow. Paving is uneven due to ground movement and should be
relaid level. The grass is patchy at the west of the new parish room.
8.20 Halls
Stella Maris Room
Item New Parish room
Priority-D
Description Lantern
Condition Built 2011. Slight buckle to fascia.
Repair needs Fix back fascia
8.21 Ruins maintained by the PCC
None
8.22 Monuments, Tombs and Vaults
None
8.23 Boundary walls, railings and fencing, gates and lichgates and signage
External signboard on lobby requires redecoration and brought back into use.
8.24 Paths and Access Issues, Hardstanding Areas and Parking
The tarmac turning area could be increased in width as there is a desire line in the grass.
There are a couple of loose flagstones on the south, parallel to the nave.
The footpath against the highway has been patch repaired (Durham County Council). The footpath
crossing is showing signs of deformation.
8.25 Trees.
The tree to the west of the parish room not causing problems but as it is close to the building should
be kept in check.
Services, installations and other matters:
8.26 Heating
The twin gas boilers were installed in 1999 and were inspected and modified to accommodate the
new parish room in 2010.
8.27 Electrical
The system was tested as part of the parish room works in 2010 including new distribution board.
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8.28 Insulation and air leakage
St James has little or none insulation in the church fabric and suffers from significant air leakage
from the nave windows to the south.
8.29 Water supply, harvesting and conservation
There is no harvesting or conservation
8.30 Sound system
No defects reported.
8.31 Fire protection
The church has adequate extinguishers and is covered by a detection system.
8.32 Lightning Protection
None. There are no high features. It has a metal roof and is within an urban setting.
9.0 Summary of repairs
The church remains sound and is cared for. Its internal presentation is much improved since the last
inspection however the ancillary rooms now need attention after the development of the Parish
Room.
There are two problems which will give rise to significant expenditure in the future:
Nave glazing- It is just serviceable but it draughty and leaky and a security concern.
Concrete Repairs- The eaves and vertical ribs to the apse require repair along with repairs to nave
window frames.
Most of the other recommendations are of a routine maintenance.
The following order of priority sets out the relative urgency of foreseeable repairs over the next 5
years. It is not a definitive programme of work and subject to funding, items further down the list
could be brought forward if desired.
To assist the Parish, the Diocese and potential funders, the following approximation of costs
provides a guide for budgeting purposes. The costs are based on typical costs for the works
described currently at the date of the report. Savings may be made by undertaking the work in
groups. No allowances have been made for professional or other fees.
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PRIORITY Headings
A-Urgent, B- within 1 Year, C- within 2 years, D- within 5 years, E- Improvement with no timescale,
M- routine maintenance
Security
Disabled Access
Category Comment Broad Budget
Costs
A- URGENT £
Porch Roof coverings repair 3,800
Ancillary Roof Repair minor leak 200
B- Within 1 Year
Rainwater Goods Fix back rwps, install gully covers, gully surround,
300
redecorate
Shrubs Remove south base wall shrubs and ancillary roof plants. -
Radiators Clean radiator tops -
Matting Renew lobby door mat 40
Decoration Redecorate porch rear window internally 50
Porch Ceiling Renew lobby ceiling 250
Porch Joinery The porch entrance double doors require remedial joinery 250
to fix the rotten and broken panel in the bottom left hand
corner.
Nave Doors Adjust lock on Nave double doors 75
Ancillary roof Renew ancillary building felt roof covering 3,000
Rear Door
Rear door needs resetting for bolting properly. Corridor 250
door doorstop required.
Nave Prayer book The most easterly- at the front- needs firmly fixing 75
rest
C- Within 2 Years
Eaves, Apse ribs,
Nave window
frames
Nave Glazing
Walling
Windows
Inadequate cover to reinforcement and spalling to window
frame fixings will require specialist repair. Probably not
able to match aggregate so probably all overpainted.
It is just serviceable but it draughty and leaky and a
security concern. It has had multiple glass/polycarbonate
replacements which do not fix back well. New work will
require guards. Difficult to estimate as design not known.
Repoint north wall brickwork at N10, repoint ancillary at
junction to nave
Repoint and redecorate galvanised ancillary building
windows
15,000
20,000
Corridor Ceiling Fix back and decorate corridor ceiling 125
Disabled WC General redecoration and updating 150
Kitchen
Replace broken tile, finish off wall tiling, refinish the lintel 150
area, adjust door to avoid striking worktop, fix back keep.
Paving Relay rear paving and fix loose south slabs 250
Parish Room Eaves Finish painting of Parish room eaves and clean off splashes 150
300
500
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D- Within 5 Years
Walling Repair SW crack 750
Chancel Steps Repoint chancel steps 200
Ancillary Rooms Redecorate ancillary rooms 250
Parish Room Fix back lantern fascia 75
E- Improvement
with no time scale
Could do with further shelving out to take loose items, and
redecoration.
Boiler Cpd Shelving 200
Drive Extend turning area 1500
Pavement Highways to repair crossing -
M- Maintenance See schedule of maintenance below
Security See comments re nave windows above -
Disabled Access
The church is level throughout apart from the chancel
steps. Extending the parish room paving to the vicarage
would improve disabled access for garden events.
750
10. Maintenance plan
Although the measure requires the church to be inspected every 5 years, it should be realized that
serious trouble may develop in between these surveys if minor defects are left unattended.
Churchwardens are required by the Care of Churches and Ecclesiastical Jurisdiction Measure 1991 to
make an annual inspection of the fabric and furnishings of the church, and to prepare a report for
consideration by the meeting of the PCC before the Annual Parochial Church Meeting. This then
must be presented with any amendments made by the PCC, to the Annual Parochial Church
Meeting. The PCC are strongly advised to enter into contract with a local builder for the cleaning
out of gutters and downpipes twice a year.
It is good practice for the PCC to appoint a fabric officer to take care of the routine maintenance of
the church. This officer must report to the PCC and remain subject to its control and direction.
Further guidance on the inspection and the statutory responsibilities are contained in How to Look
After Your Church. The Churchwarden’s Year gives general guidance on routine inspections and
housekeeping, and general guidance on cleaning is given in Handle with Prayer, both published for
the CCC by Church House Publishing.
The following list gives an indication of the time of year when certain jobs should be done. It is not
exhaustive.
Spring, early summer
Whenever necessary inspect gutters and roofs from ground level and inside especially when it is
raining.
Clear snow from vulnerable areas.
Clear concealed valley gutters.
Make full inspection of the church for annual meeting.
Check church inventory and update log book.
Check bird-proofing to meshed openings.
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Sweep out any high level spaces. Check for bats and report any finds to English Nature.
Cut any ivy starting to grow up walls and poison.
Spray around the base of the walls to discourage weed growth.
Check heating apparatus and clean flues.
Summer
Arrange for routine service of heating equipment.
Check interior between second week of April and second week of June for active beetle infestation
and report findings to the professional adviser.
Check all ventilators in the floor and elsewhere and clean out as necessary.
Spring clean the church.
Cut any church grass.
Cut ivy growth and spray (again).
Recheck heating installation before autumn and test run.
Arrange for any external painting required.
Autumn
Check gutters, downpipes, gullies, roofs etc after leaf fall.
Rod out any drain runs to ensure water clears easily, especially under pavements.
Inspect roofs with binoculars from ground level, counting number of slipped slates, etc for repair.
Clean rubbish from ventilation holes inside and out.
Check heating installation, lagging to hot water pipes etc and repair as necessary.
Winter
Check roof spaces and under floors for vermin and poison.
Check under valley gutters after cold spells for signs of leaking roofs.
Bleed radiators and undertake routine maintenance to heating systems.
Check temperatures in different areas of the building to ensure even temperature throughout and
note any discrepancies.
Annually
Arrange for servicing of fire extinguishers.
Inspect abutting buildings to ensure there is no build up of leaves or other debris against the walls.
Check the condition of outside walls, windows, sash cords, steps and any other areas likely to be a
hazard to people entering the building.
Check the extent of any insurance cover and update as necessary.
Every 5 years
Arrange for testing of the electrical systems.
Arrange for the testing of any lightning protection.
It is vital, especially with older buildings, to keep them warm and well ventilated at all times. The
fabric officer should ensure that such ventilation is taking place, especially after services.
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11. 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.phpCDE
A minimum of 2 water type fire extinguishers (sited adjacent to each exit) should be provided plus
additional special extinguishers for the organ and boiler house, as detailed below.
Large churches will require more extinguishers. As a general rule of thumb, one water extinguisher should
be provided for every 250 square metres of floor area.
Location and Type of Extinguisher:
General area- Water
Organ-CO²
Boiler House, Solid fuel boiler-Water
Gas fired boiler-Dry powder
Oil fired boiler-Foam (or dry powder if electricity supply to boiler room cannot easily be isolated)
All extinguishers should be inspected annually by a competent engineer to ensure they are in good
working order.
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.phpCDE
This present report is based upon a visual inspection of the main switchboard and of certain
sections of the wiring selected at random, without the use of instruments.
Heating Installation
A proper examination and test should be made of the heating system by a qualified engineer
each summer before the heating season 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. The record of the test results and conditions should
be kept with the Church Log Book.
Asbestos
A suitable and sufficient 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
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www.churchcare.co.uk/building.phpCDE. The assessment has not been covered by this report
and it is the duty of the PCC to ensure that his 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
Health and 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 Buildings
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 predicated 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 www.shrinkingthefootprint.cofe.anglican.org
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Church Plan
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