St.John’s Church Yeadon, Leeds. · St. John’s Church, Yeadon 3 October 2016 INTRODUCTION...

Inspection of Churches Measure 1955 Quinquennial Inspection Report 2016

St.John’s Church Yeadon, Leeds.

Diocese of Leeds

92116

St. John’s Church, Yeadon 2 October 2016

CONDITIONS OF REPORT

The inspection was generally carried out from ground level with the aid of binoculars and from readily accessible and regularly maintained permanent access ways within the building. Ladders may be used for inspecting low roofs etc if assessed as safe to do so in the conditions at the time. The inspection is purely a visual appraisal to comply with the Diocesan Scheme under the Inspection of Churches Measure 1955 as amended by the Care of Churches and Ecclesiastical Jurisdiction Measure 1991 Revised Scheme. Woodwork and other parts of the structure which are inaccessible, enclosed or covered are not subject to this report and no guarantee can be given that such parts of the building are free from wet rot, dry rot, insect infestation or other defects. General impairment due to age, usage or to weathering where not considered excessive is not of necessity mentioned in this report. This report is restricted to general condition of the building and its defects and does not constitute an adequate specification for the execution of repair works and must not be used as such, neither is it is intended as an exhaustive list of defects.

It is recommended that any subsequent repair works; beyond routine maintenance carried out by members of the church, undertaken within quinquennium following this report should be carried out by an approved and competent contractor under the direction of the Inspecting Architect and this report has been prepared on this basis for the agreed fee. All such works being firstly authorised by a Faculty for which the Archdeacon will be able to advise. Should the PCC not appoint the inspecting architect to oversee follow up repairs then the inspecting architect reserves the right to subsequently claim the full costs associated with undertaking the inspection and preparing this report. The PCC is reminded that their Minutes must record the fact that application is being made for a faculty and that a copy of that Minute must accompany any Application for grant aid. A full specification is always required. The Architect is willing to advise the PCC on implementing the recommendations, and will if so requested prepare a specification, seek tenders and oversee the repairs. Please note that all works to both the fabric and the furnishings should be recorded in the Church Log Book. It is a requirement of Canon F13 that every PCC should keep a Log Book in which to record all alterations, additions, removals, repairs, routine inspections & tests recorded together with the names of Contractors & Specialists involved. The PCC are reminded that the amount of insurance cover should be index-linked and re-assessed annually to keep pace with the rising cost of repairs and to ensure adequate reinstatement in the event of mishap. Such cover should be comprehensive and include for the fabric, all furnishings and for public liability. Contact should be made with the insurance company to ensure insurance cover is adequate. Those items mentioned in the previous Quinquennial report not yet dealt with are included again within this report and are given a revised priority as considered appropriate. It should be noted that although the Measure requires the Church buildings and grounds to be inspected every five years minor defects; such as displaced slates and leaking pipes, occurring between inspections can cause considerable damage if left unattended. Such matters should be dealt with immediately. The PCC are advised to enter into a contract with a local builder for the cleaning out of the gutters and downpipes twice each year. The Churchwardens are reminded that they are required by the Care of Churches and Ecclesiastical Jurisdiction Measure 1991 to carry out their own; or cause to be made, careful inspection of the church fabric and furnishings each year and prepare a detailed report for the PCC before the Annual Parochial Church Meeting. This report is to be included in the Church Log Book. The PCC are reminded of their duties under the new Control of Asbestos at Work Regulations namely to identify, record and manage all asbestos containing materials to protect the health and safety of all persons using the premises and involved in maintenance, repairs or alterations. An Assessment is not covered by this report. Details on making an assessment are available on www.churchcare.co.uk/building.php/CDA. The PCC also have duties under the Disability Discrimination Act 1995 to provide for a range of disabilities including wheelchair users and people with limited mobility, sight impairment, hearing impairment, speech impairment, limited dexterity, limited upper and lower strength, multiple disabilities and cognitive difficulties. The PCC need to look at all these areas with these disabilities in mind and prepare an access strategy. For the purpose of this report the liturgical orientation of the church is used & not the exact geographical orientation. 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 house keeping and general guidance on cleaning is given in Handle with Prayer. These booklets together with others on the specialized aspects of fittings, furnishings and use (organs, bells, glass, stonework, heating, sound amplification, access for people with disabilities etc.) are published for the CCC by Church House Publishing, Church House Bookshop, Great Smith Street, London SW1P 3NZ. Tel. 020 7898 1557. Guidance can also be found on www.churchcare.co.uk.


INTRODUCTION St.John’s Church was built in 1844 to the design of W. Rawstorne. The Chancel by T.H. & F. Healey was added in 1893. The upper stages of the west tower were taken down to some years ago. On the north side is the Parish Centre which was added in 1999. The Church is unlisted. The Church is located on the northern side of a relatively large churchyard surrounded by residential properties. It benefits from pedestrian access and a car park to the west off Barcroft Grove and vehicular and pedestrian access through a small car park at the east end off Church Street. St.John’s comprises a Nave and Chancel with adjoining Vestry, Meeting Room on the south side and organ chamber on the north. At the west end a narthex has been introduced with further meeting rooms and toilets above. The base of the tower has been altered to provide a direct internal link into the adjoining Church Hall. The building is constructed of local sandstone with tooled finish and ashlar dressings to eaves, verges and window & door openings. Roofs are of Yorkshire stone slate. The Parish Centre is of matching materials.


CONTENTS page 1.0 Schedule of Works completed since the last quinquennial inspection 7

2.0 General Condition 7

3.0 Roof Coverings 8

4.0 Rainwater Goods & Disposal Systems 10

5.0 Below Ground Drainage 11

6.0 Parapets & Upstand WaIls 11

7.0 Walling 12

8.0 Timber porches & Canopies 14

9.0 Windows 14

10.0 Tower 16

11.0 Clocks & their Enclosures 17

12.0 Roofs & Ceiling Voids 17

13.0 Roof Structure, Ceilings & Ceilures 17

14.0 Upper Floors, Balconies & Access Stairways 17

15.0 Partitions, Screens Paneling, Doors & Door Furniture 18

16.0 Ground Floor Structure & Timber Platforms 18

17.0 Internal Finishes 19

18.0 Fittings, Fixtures & Furniture 19

19.0 Toilets, Kitchens, Vestries etc. 20

20.0 Organ & other Musical Instruments 21

21.0 Monuments, Tombs, Plaques etc. 21

22.0 Service Installations generally 21

23.0 Heating Installations 21

24.0 Electrical Installations 22

25.0 Sound System 22

26.0 Lightning Conductor Installation 22

27.0 Fire Precautions 22

28.0 Disabled Provision & Access 23

29.0 Health & Safety 23

30.0 Bats 23

31.0 Churchyard 24


32.0 Ruins 24

33.0 Monuments, Tombs & Vaults 24

34.0 Boundary Walls, Lychgates & Fencing 24

35.0 Trees & Shrubs 25

36.0 Hardstanding Areas 26

37.0 Miscellaneous 27

38.0 Log Book 27

39.0 Summary 27

40.0 Schedule of Works to be undertaken 28

41.0 Budget Costings 28

42.0 Guidance on Routine Maintenance 32 Generally all matters raised in the following report which require attention are marked with a suffix indicating the priority for action as follows: - “A” urgent works requiring immediate attention. “B” works recommended to be carried out within the next twelve months. “C” works recommended to be carried out within the next 12 – 24 months. “D” items which require attention within the Quinquennium. “E” desirable improvements with no timescale “F” matters which should be regularly monitored or investigated further. “M” routine maintenance (eg. clearing leaves from gutters) which can be done without professional advice or a faculty The above suggested priorities are indicative as in some instances it may be cost effective to bring forward less essential works to be undertaken at the same time as urgent repairs in the same area. This applies particularly to lesser works requiring scaffold and/or relatively minor quantities of materials and/or labour. The inspecting architect is able to assist the PCC in preparing a programme of works reflecting this situation. The PCC should ensure that its maintenance remains in the hands of competent craftsmen selected for their proven skills rather than the cheapest quotation for ill-defined work. Resources should be devoted to the most urgent items in order of priority for completion in turn. In that way each element can be conserved or replaced for its full expectation of life to give the best value for money and respectful of the original principles and details of the design. The Architect is willing to advise the PCC on implementing the recommendations, and will if so requested prepare a specification, assist with Faculty Applications, seek tenders and oversee the repairs.

The previous inspection was carried out by Roger Mundy of Cally Hall Architecture in September 2011 and in the pursuit of continuity reference is made to the inspection report of that date. The current inspection was largely undertaken in October 2016 and the weather at the time of the inspection was mild, overcast and dry.


MAIN REPORT

1.0 SCHEDULE OF WORKS - Completed since the Previous Quinquennial Inspection Report

Parapet gutter repairs to north side of Chancel roof

Roof repairs over Vestry & Meeting Room

Renewal of gutter linings & slate repairs to south slope of Nave.

Roof ridge cappings replaced with soft metal ollowing lead theft.

Repairs, cleaning & conservation of Reredos

Upgrading of audio visual facilities including new control desk

Routine care & maintenance

Servicing of boiler and organ

2.0 GENERAL CONDITION 2.1 St. John’s is in good condition and is well cared for and commendable efforts are

made to maintain a high standard of upkeep. The interior is very well maintained.

2.2 There does not appear to have been any recent significant uneven subsidence

although there are typical open joints and cracks between the various elements of the building but these do not suggest the need for any structural investigation at this time.

2.3 As with the previous Quinquennial Inspection Report the Church Hall was not

subject to a detailed inspection although any concerns affecting the roof, rainwater goods and external walls have been noted.

St. John’s Church, Yeadon October 2016 8

Item Area Description/Comment Priority

3.0 ROOF COVERINGS

Main pitched roofs are of Yorkshire stone slate. Nave has regular courses with lead substitute material ridge cappings while the Chancel has diminishing courses with stone ridge tiles. Similarly to Vestry, Meeting Room & Organ Chamber. Generally roofs are in sound condition unless mentioned below where repairs are recommended to maintain the roofs in a weathertight condition.

3.1

Tower

Asphalt tower roof appears sound and no problems noted. No access for close inspection. Felted bell-cote roof also appears in sound condition although there appears to be a section of timber lying on the tower roof below with some ‘associated’ weed growth.

M

3.2

Nave South Slope

Roof has been fully reslated in the past and the gauge adjusted to reduce the number of rows of slates but at the expense of adequate lap of the slates. Consequently bits of lead and slate have been inserted to address ‘inadequate’ slates. Roof is therefore very reliant on the weathertightness of the underfelt. Original lead ridge roll replaced with lead substitute material following lead theft.

3.3

Stone gutter linings renewed in lead & lower 3No courses of slate refixed incorporating eaves tray in 2014. Flashings to upstand walls are in tact.

3.4

Chancel South Slope

Appears in sound condition. Flashings to upstand walls are in tact. Stone ridge tiles generally appear well pointed and bedded. No access available to inspect parapet gutters.


3.5

Past repair adjacent to Nave upstand wall appears to use a stone paving rather than slate which lifts the slate above out of line and vulnerable to wind-blown water ingress.

F

3.6

Vestry & Committee Room

In sound condition following slate repairs and rebidding of ridge tiles in 2014.

3.7

Chancel North Slope

Generally condition as south slope. Parapet gutter linings repaired in 2014 and roof inspected. Outlet is undersized and prone to blocking. Proposals for modification have been prepared and are awaiting PCC approval.

C

3.8

Organ Chamber

Ridge tile bedding breaking up on both east and west slopes and sections missing.

C

3.9

Slates where west slope laps onto Nave north wall are thin and shaling. Lead appears to have been inserted below to prevent water ingress.

F


3.10 3.11

Nave North Slope

Lead substitute ridge capping appears to have been lifted by wind or attempted theft. Clip adjacent to upstand wall is broken. Asphalt lined gutters are perished and awaiting relining in lead as undertaken in 2014 to the south slope.

B C

3.12

Church Hall

Mortar fillets at junction of artificial slates and upstand walls are breaking up generally.

B

4.0

RAINWATER GOODS & DRAINAGE

Rainwater goods are mainly cast iron with some UPVC replacements. Nave roof slopes discharge into stone cornice gutter with chutes through gable walls into cast iron hoppers. Chancel, Vestry & Committee Room have concealed parapet gutters with outlet pipes passing through parapet walls to cast iron rainwater goods. Church Hall has aluminium rainwater goods.

4.1

Hopper at SE corner of Nave roof is blocked with leaves, weeds etc. UPVC downpipe has dropped and should be checked when raining to establish whether it is clear of the hopper outlet and leaking water. Secure downpipe to arrest tendency to drop.

M

4.2

Wind blown leaves in parapet gutters to Vestry & Committee Room. Clear after autumn leaf fall. At SE corner the gutter lining deflects suggesting the support board may be rotting as a consequence of water ingress. Open joints in the perpends to the parapet copings may be the cause.

M B


4.3

Leaves and vegetation growth in gutter on east side between Nave north wall and Church Hall. Ditto to box gutter on west side adjacent to Church Hall entrance.

M M

4.4

All gullies should be cleared of leaves and debris following autumn leaf fall and then checked at regular intervals throughout the year. Gully on north side of Nave has standing water suggesting it may be blocked but there is also water dripping out of joint in downpipe suggesting this too may be partially blocked at high level.

M M

5.0 5.1

BELOW GROUND DRAINAGE

No records were available indicating the drainage system around the church although there is clearly new foul water drainage associated with the Parish Centre. Church use tends to be limited and silt builds up with limitations of water to clear solids. Inspection chamber covers should be lifted and the chambers hosed out to clear all deposits to the sewer and left flushing until the drains run clear. All gully traps should be cleared of any silt, weeds and soil and similarly flushed.

M

6.0 6.1

PARAPETS & UPSTANDs

Generally sound and well pointed unless otherwise identified below. Tuck in to upstand wall to Chancel north side repaired in 2014 together with gutter lining and flashings.

6.2

Cracking of tuck in pointing to upstand flashing of Vestry & Committee Room parapet. Repoint with polysulphide sealant or ‘Leadmate’.

B

6.3

Stone cross on east end gable of Chancel appears to have a crack through the collar above where it sits on the apex coping/base.

F


6.4

Open joints to gable capping of east wall of Church Hall and pointing in masonry below is falling away.

C

6.5

Face of stone capping to east wall of Church Hall is spalling and pointing is falling away below.

C

7.0 7.1

EXTERNAL WALLING

Constructed of local sandstone and overall reasonably well pointed and in sound condition except where highlighted below. The stonework is bedded in lime mortar but unfortunately has been unsympathetically repointed in a hard cement and sand mortar obscuring the original narrower joints, arises (square edges of the stones).and spread onto faces of the stone to varying degrees.

7.2

Repointing with hard cement mortar traps moisture in the joints forcing moisture to evaporate through the stones and over time this accelerates the rate of erosion of the stones and the hard mortar is left standing proud until it eventually falls away. The pointing mortar should be softer than the stone to act sacrificially to protect the stones and should not be proud of the face of the masonry.

7.3

Walls do not have damp proof courses, their acceptable moisture levels above ground & at floor bearing depend upon natural dispersion to atmosphere from faces exposed to ventilation between ground and floor levels. To encourage the maximum drying out of walls externally rather than internally care should be taken to keep the ground around the Church as low as possible and free from unwanted planting and weed growth which attract water by their roots.

7.4

Air grates to be maintained and kept clear. Protection to sunken air grate within raised paving at west end requires a more robust grille.

M M


7.5

Long standing differential settlement between the former tower and the west end is evident at the south west corner where there is an open vertical joint at the internal corner of the buttress. It would be prudent to deep pack the joint and repoint to establish that movement has ceased or is seasonal.

D

7.6

Historic stress cracking evident on the tower walls has been repointed in the past. Some minor cracking between the buttresses and the main walls. Potential for loose mortar to fall. Surface erosion of some stones and loose hard mortar. Ditto other faces of remaining tower walls.

F

7.7

Eroded masonry and open joints to Nave gable wall at west end. Mortar pointing to vertical joint between walling and buttress is cracking and has begun falling away adjacent to the hopper.

D

7.8

Historic differential settlement cracking evident over Nave window arches. Repoint open joints to prevent water ingress damaging internal finishes.

C

7.9

Historic differential settlement has displaced the tracery to the Chancel windows. Some consequential distortion and cracking of leaded glazing. Pin & repoint open joints. Outward lean of corner buttress appears to be historic and now stable.

D

7.10

Lead cover flashing to Chancel window cill has been torn away leaving exposed masonry vulnerable to water ingress.

B


7.11

Open joints in masonry at plinth level at various places around the building would benefit from repointing with traditional lime mortar.

D

7.12

Eroded masonry & open joints in gable to Organ Chamber.

D

7.13

Church Hall walls generally sound but some isolated areas of loose pointing. Open joints at plinth level would benefit from repointing.

D

7.14

Wooden cross on west end gable of Nave appears in need off an overhaul and treatment. A gap is visible between the right arm and the main shaft.

E

8.0 8.

EXTERNAL TIMBER PORCHES, DOORS ETC

There are no timber framed external structures or canopies. Original external doors are of heavy timber construction in sound condition. Ironmongery generally is in working order with sound hinges and locks. Hinges and locks should be oiled and greased for long service.

M

9.0 9.1

WINDOWS

The Church contains a fine collection of stained glass memorial windows to the Nave. Windows largely protected externally with polycarbonate. Fine window to east end of Nave in memory of those from the Parish who died in the First World War.


9.2

All stained glass generally in a stable condition for it’s age, mid 1800’s to first quarter of 1900’s. There are a few wire fastenings which have broken and the odd piece of damaged glass but not sufficient to affect the overall integrity of the windows at this stage except where stated below.

9.3

On south side of Nave are 4No windows in Bays 3 to 6 containing stained glass. Bay 3 with stained glass depicting ‘Christ as Good Samaritan’. Some of the wire ties have broken and the panels are showing signs of slumping under their own weight.

9.4

The medallion style stained glass to bays 4 & 6 are rippling due to its self-weight over time and this is straining the ties to the ferramenta bars, some of which have failed. The design is intrinsically weak and the panels should be releaded before the bowing damages the glass or causes the leadwork to fail. Remodelling of support bars will strengthen the panels.

9.5

There is evidence in the lower panel of the window in Bay 5 depicting St.Joanne and dedicated to Richard Barwick of stressing of the leadwork caused by distortion. One lead joint has failed and daylight is visible through the gap.

C

9.6

Similar distortion & failure of wire ties evident to window in Bay 2 on south side. Plain glass windows contain leaded rectangular quarries.

C

9.7

On north side of the Nave are 4No plain glass windows and 1No. with stained glass in Bay 6. Condition of stained glass as that on south side. A specialist stained glass conservator should be appointed to inspect and report of the windows.

C


9.8

The Chancel has a fine collection of fine plain glass leaded windows in sound condition. Minor damage to tracery panels where affected by differential settlement of the tracery masonry.

F

9.9

Ventilation openings with hit-and-miss panels to windows in the Chancel, Vestry & Committee Room. It is recommended that these are wire-brushed and painted in anti-corrosive paint and left open since this ventilation is valuable in drying the inevitable condensation from the glass surface as quickly as possible and the airflow through the walls helps to evaporate water vapour from the stone walls & cills.

D

9.10

All stained glass should ideally be lightly cleaned internally on an annual basis using soft brushes or wool dusters so that the dust does not congeal with condensation to become absorbed into the glass. Water, spirit or abrasives should not be used under any circumstances since some glass colours, notably the yellows and grisaille backgrounds, contain borax which is water soluble. Plain glass should only be cleaned with de-ionised water applied by spray onto a soft cloth. All other cleaning of stained glass should only be carried out by a specialist conservator.

Windows usually have channels internally at cill level to collect and evaporate condensation clear of the glass and these should be kept clear to facilitate the evaporation of any collected moisture and prevent the build-up of fluff which can become soaked and retain moisture in contact with the glass..

9.11

Polycarbonate window protection to stained glass and vulnerable windows. Some is losing its clarity and would benefit from replacement. There is a build up of cobwebs and grime between the glazing and the external polycarbonate window protection. Rust staining from former window protection grille fixings.

M

10.0 10.1

TOWER

The upper stages of the west tower were taken down to some years ago. Only the south face of the lower stages is visible from ground level and this is referred to in the Walling section of this report.


11.0 11.1

CLOCKS

There is no Church clock.

12.0 12.1

ROOF & CEILING VOIDS

There are no accessible roof voids associated with the main roofs. A void exists between the ceiling of the Playgroup Store and the roof of the former Tower. The decking appears to be woodwool or similar slab. The reinforced long edges are corroding due to damp from condensation.

F

13.0 13.1

ROOF STRUCTURES

Nave has open boarded ceiling with exposed decorative timber trusses. Bottom tie appears to be composed of steel clad in timber. All appear in good structural condition when viewed from floor level.

13.2

Chancel has open boarded ceiling on exposed scissor trussed rafters. All appear in sound condition when viewed from floor level.

14.0 14.1

UPPER FLOORS, STAIRS & BALCONIES

Over the west end Narthex is the Nevison Room, office and playgroup store. Youth Centre & toilets over the Church Hall also accessed via a stairway from the entrance area adjoining the Church Hall Complex. Painted plaster walls & ceiling and carpet on floor. All in a good state of repair.


15.0 15.1

PARTITIONS, SCREENS, PANELLING & DOORS

The original church doors are framed vertically boarded with ornate ironmongery and in sound condition. The ironmongery should be kept painted and free from rust. Hinges and bolts should be oiled and greased for long service.

M

15.2

Light oak framed and glazed screen divide the Narthex and Meeting Room above from the Worship Space. All in fine condition.

15.3

The Narthex has painted plaster walls; painted wood chip paper on ceiling and carpet on floor. All in a good state of repair. Taped cuts in carpet.

16.0 16.1

FLOOR STRUCTURE & TIMBER PLATFORMS

Stone pavings to aisles overlaid with carpet are generally relatively level and dry.

16.2

Timber floors to pew areas. Underfloor conditions are dry. There are airgrates at intervals around the Church providing ventilation to the undersides of the outer timber pew floors and these should be kept clear of obstructions and weed growth. There appears to be cross ventilation via openings in the aisle sleeper walls.


17.0 17.1

INTERNAL FINISHES

Generally in sound condition. Some small areas of blistering paintwork to walls. Modern emulsion may be trapping moisture in walling.

17.2

Damaged plaster finish to south wall of Nave at high level due to former water ingress from the integral stone guttering which has new been addressed. Plaster should now have dried out and may be made good and redecorated.

D

17.3

Ditto to lesser extend on north wall but repairs to guttering still to be carried out.

D

17.4

Historic settlement cracking visible in masonry above chancel arch.

17.5

Ditto over Nave and Chancel windows coinciding with cracking and distortion visible externally and referred to in Walling section of this report. In Chancel cracking extends down through head of Vestry door.

F

18.0 18.1

FITTINGS, FIXTURES & FURNTURE

Under the Inspection Measure the Archdeacon may notify the Parish of any item worthy of special attention by the inspecting architect. No such notice was received on this occasion and therefore only a general inspection was made.


18.2

The Church contains many fine fittings, fixtures; furniture and other objects all in good order allowing for age, wear and tear unless otherwise stated. All recorded in the Church Terrier and photographed.

18.3

Fine stone reredos cleaned, repaired and strengthened in 2014. Now in fine condition. Stone carved panel from former pulpit attached to north wall of Chancel.

18.4

Oak pews all in sound condition.

19.0 19.1

TOILETS, KITCHENS, VESTRIES ETC

Vestry has painted plaster walls; painted wood chip paper on ceiling and carpet on floor. All in a good state of repair. Lobby off leading to Committee Room and external door.

19.2

Anti-room off Vestry containing wash basin and safe. Finishes as Vestry. Water heated by Heatstore HS65 VP Eco wall mounted boiler. Heatstore electric convector heater.

19.3

Committee Room finishes as Vestry. Fitted cupboards. Heatstore electric convector heater.


19.4

Entrance Lobby in base of former Tower provides access to the Worship Space and also into the Church Hall complex. Carpet tiles on floor and painted walls and ceiling. Toilet to DDA Standard complete with grabrails etc. and three further toilet cubicles all in working order. Staircase up to first floor accommodation.

20.0 20.1

ORGAN

Organ by J.J. Binns Ltd of Bramley dated 1893 with pipework over the console and decorative screen. Blower converted from water power to electric in 1938 by Abbott & Smith. Further modification in 1995. The Organ was not examined technically and the Log Book records that it is regularly maintained and was being serviced at the time of the inspection by John Clough.

21.0 21.1

MONUMENTS, TOMBS, PLAQUES, ETC

Marble memorial plaque in the Chancel sedilia & piscina to Richard & Julia Barwick who gave the land in 1843 for the building of the Church and their family for extending the church in 1893. Marble plaque in Nave to Elizabeth Porter 1926. Both in fine condition for their age.

21.2

Brass memorial plaques on east wall of Nave south side to commemorate those who died in both World Wars.

22.0

SERVICES INSTALLATIONS

The Church has comparatively modern service installations throughout. The electrical and heating installations and associated services, while appearing to be in full working order were not tested as part of this inspection and any comments made below are based on visual examination only, The above-ground plumbing and drainage installations were not examined in detail, but generally appear to be in satisfactory order.

23.0 23.1

HEATING INSTALLATION

The main worship space is heated by a number of Temcana Kestral 55 fan assisted gas fired units. The installation is tested annually and a written report with appropriate certificate obtained and inserted in the Church Log Book.


24.0 24.1

ELECTRIC INSTALLAT’N

The installation should be tested at least every five years in accordance with the recommendations of the Church Building Council for insulation resistance, earth continuity and general safety on all circuits by a registered electrical engineer or NICEIC contractor and a written report with appropriate certificate obtained and inserted in the Church Log Book. The installation was last tested in August 2011 by M.J. Electrics and is due for retest.

B

25.0 25.1

SOUND SYSTEM

The Church has speech reinforcement and loop system. The audio visual system was upgraded in 2015 with installation of projector and retractable screen on north side of Nave.

26.0 26.1

LIGHTNING PROTECTION

There is no lightning protection to the Church. This situation should be reviewed with the Church insurers at renewal of policy to confirm this does not affect the buildings insurance cover.

27.0 27.1 27.2

FIRE PROTECTION Minimum requirements recommended by the Council for the Care of Churches are for one water type extinguisher for every 250 m2 of floor area and CO2 type adjacent to the organ and boiler room. Dry powder type extinguishers are no longer provided in churches due to the rapid corrosive nature of the powder when in contact with moisture. Ensure all escape routes are kept clear of obstructions and hazards at all times and all appliances are serviced annually by a competent engineer and recorded in the Church Log Book. Fire insurance cover should be periodically reviewed to keep pace with the rising cost of repairs. Ensure there is no build up of casual storage within the building such as the ancillary areas. Hazard is soon established and vigilance is essential. Organised storage should be provided for occasionally used equipment and any discarded items should be removed from the building as a matter of routine. Full compliment of fire extinguishers serviced annually by Flamstop Ltd. each July.


28.0 28.1

DDA & ACCESSIBILITY

The Disability Discrimination Act 1995 became fully implemented in 2004 and is intended to provide for a range of disabilities including wheelchair users and people with limited mobility, sight impairment, hearing impairment, speech impairment, limited dexerity, limited upper and lower strength, multiple disabilities and cognitive difficulties. The P.C.C. need to look at all areas, with the above disabilities in mind, and prepare an access strategy.

External ramp up to main entrance of Church at west end and generally level access throughout the main body of the church makes the building readily accessible to all users. Concealed ramp from Nave up into Chancel and stair lift within Church Hall. Toilet to DDA Standard complete with grabrails etc.

29.0 29.1 29.2

HEALTH & SAFETY Generally the building and its contents does not present any significant hazards to worshippers and casual visitors. An Asbestos survey was undertaken in February 2007 and no evidence was found of any within the building. The Health and Safety Executive produces a publication HSG 192 - “Charity and Voluntary Workers – a guide to health and safety at work.

29.3

Consideration should always be given to the normal household hazards of step ladders and provisions for cleaning and a written “Method Statement” posted in the building and in the Log Book drawing attention to limitations and use of equipment. It should highlight the rule that no one should use steps, ladders or climb off the floor alone in the building, That for high cleaning ladders must be secured or held at the bottom and if possible roped at the top. The hazards and techniques of heavy lifting or moving of furniture should be covered.

30.0 30.1

BATS Bat activity is best observed at dawn and dusk. The adjacent trees may have colonies of bats and churches are encouraged to install bat boxes in nearby trees to reduce the chances of the creatures entering the building structure. As bats are a protected species no repairs other than routine maintenance should be undertaken without a bat survey being undertaken before by a specialist ecologist. If bats are discovered or seen emerging from the building when undertaking repairs all work must stop immediately & instructions obtained via the Bat Conservation Trust.


31.0 31.1

CHURCHYARD

The Churchyard is large and well maintained to give an attractive setting to the building.

32.0 32.1

RUINS

There are no ruins or remnants of former Churches visible on this site which have not been incorporated into the fabric.

33.0 33.1

MONUMENTS, TOMBS & VAULTS

Monuments and tombs are generally in sound condition. Headstones of varying design and material. Churchwardens have a responsibility to ensure all are checked regularly for stability and a report obtained and inserted in Log Book for future reference.

33.2

The cross to Angus & Margaret Campbell has some lateral movement although the Log Book indicates this was attended to after the previous inspection. Check.

F

34.0 34.1

BOUNDARY WALLS, FENCES & LYCHGATES

The churchyard is bounded on all sides by coursed stone walls. All appear stable and in sound condition unless otherwise stated below.

34.2

Gatepost to entrance off Church Lane has been displaced and should be addressed.

E


34.3

Wall to northern boundary is part retaining wall. Generally well pointed but with open joints just above ground level. Minor crack through head of wall towards the east.

F

34.5

West boundary wall is generally in sound condition and well pointed although there are isolated areas of open joints and loose bedding to copings.

D

34.6 34.7 34.8

South east corner of churchyard contains a set of wrought iron gates. Some relative displacement of the stone post. Rust is damaging the gates which require full overhaul and redecoration.

F C

34.9

South boundary wall generally in sound condition and well pointed.

34.10

East boundary wall generally in sound condition and well pointed. Some localised damage caused by trees which have been felled.

35.0 35.1

TREES & SHRUBS

The churchyard contains a number of mature sycamore trees and an avenue of cherry or almond. The PCC are reminded that they have responsibility for properly looking after the trees and shrubs within its Churchyard. The need for a full regular inspection of trees increases with their age and the PCC are advised to obtain a report from an aboriculturist during each quinquennium and insert a copy in the Church Log Book. If the report reveals the need for emergency works, the PCC should contact the Archdeacon immediately.


35.2

For any major tree work of non-urgent nature the PCC should seek advice from the DAC before any work is undertaken. Before any tree or substantial shrub is planted in a churchyard the consent of the Archdeacon must be obtained and a Faculty may be required.

35.3

The planting of shrubs around the Church at the base of the walls should not be encouraged as roots may affect foundations, leaves can block gullies and moisture may become trapped in the walls. Self-sown saplings should be pulled up before they root deeply and any established close walls need to be removed and roots killed off with sodium chlorate. ditto around graves and monuments.

M

36.0 36.1

HARDSTANDING

Churchyard footpaths and hardstanding are hard surfaced. Paved area outside Church Hall & Tower entrances partially relaid in 2012. Some wide open joints present between pavings & a few ‘rock’ when walked on. Generally all in sound condition.

M

36.2

Car park to the east is surfaced with brick paviors and is in sound condition but with some weed growth around the perimeter.

M

36.3

Paved footpath around to south side of Church onto entrances at the west end. Some settlement causing heaving and the opening up of the centre joint. Could in time become trip hazard if left to continue.

E

36.4

Some open bed joints between steps at west end would benefit from repointing.

E


36.5

Guardrails at west end have some surface corrosion and it would be prudent to descale and repaint as soon as possible.

B

36.6

Footpaths otherwise surfaced with tarmacadam and in serviceable condition.

37.0 37.1

MISCELLANEOUS

The main Church notice board at the entrance on Church Lane is in need of refurbishment.

38.0 LOG BOOK The PCC are reminded that all works to both the fabric and the furnishings should be recorded in the Church Log Book. It is a requirement of Canon F13 that every PCC should keep a Log Book in which to record all alterations, additions, removals, repairs, routine inspections and tests recorded together with the names of all Contractors and Specialists involved. The Church Log Book and Terrier was made available for the inspection and is up to date.

39.0 SUMMARY The structure and fabric appear in stable condition and this Report attempts to define achievable timely repair and future conservation to this end. The P.C.C. should ensure that maintenance remains in the hands of competent craftsmen selected for their proven skills rather than the cheapest quotation for ill-defined work. If resources are devoted to elements in the order of priority the indicated each can be conserved or replaced with the life expectancy as long as the original, respectful of the principles and details of the design. The Inspecting Architect will as always be glad to advise on shortlists of tradesmen, suitable specifications for remedial works and instruction of Contractors.


40.0 SCHEDULE OF ITEMS FOR ATTENTION

The following Summary is intended as a first line reference, index and check list for tasks to be faced for which the full text should be read and understood:

(A) Urgent Works requiring immediate attention None (B) Works recommended to be carried out within the next 12 months

3.10 Secure Nave ridge 3.12 Roof slate fillets to Church Hall 6.2 Repoint tuck-in to flashing over Vestry & Committee Room 7.10 Flashing to Chancel window cill 24.1 Commission electrical test 36.5 Overhaul external guardrails at west end (C) Works recommended to be carried out within the next 12 – 24 months 3.7 Improvements to Chancel parapet gutter N.Side 3.11 New gutter linings to Nave north slope 3.8 Rebedding Organ Chamber ridge tiles 6.4 Repoint gable copings to Church Hall 6.5 Masonry repairs to Church Hall upstand wall 7.8 Repointing above Nave windows 9.4 Stained glass repairs 9.5 ditto 9.6 ditto 9.7 Obtain stained glass conservators report 34.8 Overhaul Churchyard gates (D) Works recommended to be carried out within the Quinquennium 7.5 Repoint open joints to Tower buttresses 7.7 Repointing to Nave west gable 7.9 Repair Chancel window tracery 7.11 Repointing at plinth level 7.12 ditto Organ Chamber gable 7.13 ditto Church hall 7.14 Overhaul wooden cross at west end gable 9.9 Overhaul window ventilation hoppers 17.2 Make good wall finishes damaged by past water ingress. 17.3 ditto 34.5 Repairs to Churchyard walls (E) Desirable improvements with no timescale 34.2 Gatepost to Church Lane entrance 36.3 Levelling & pointing of Churchyard pavings 36.4 Repointing external steps (F) Matters which should be regularly monitored or investigated further. 3.5 Paving instead of slate on Chancel S.Slope 3.9 Organ Chamber slates at low level to west slope 6.3 Chancel gable cross 7.6 Cracking between Tower buttresses & masonry 9.8 Chancel window tracery 12.1 Metal edges to Tower roof panels 17.5 Cracking over Chancel windows 33.2 Monument stability 34.3 Churchyard north wall 34.7 Displacement of gatepost to southern entrance to Churchyard


(M) Routine Maintenance - (eg. clearing leaves from gutters) which can be done without professional advice or a faculty.

3.1 Removal of weeds & debris from ‘Tower’ roof. 4.1 ditto hopper at east end of Nave. 4.2 ditto over Vestry & Committee Room. 4.3 ditto gutters over entrance to Church Hall. 4.4 ditto gullies (1No. blocked on north side) 5.1 Flush out inspection chambers 7.4 Clear & maintain air grates 8.1 Oil & grease locks & hinges 9.11 Remove & clean window protection 15.1 as item 8.1 35.3 Weeding around Church walls 36.1 Repointing repairs to footpath pavings 36.2 Weed growth in car park pavings


41.0 INDICATIVE BUDGET ESTIMATES FOR ITEMS REQUIRING ATTENTION

Category Comment Broad Budget Costs

A Urgent None

nil

B Essential Repointing & minor roof repairs Clearing rainwater goods Overhaul guardrails Electrical test

£5,000*

C 12-24 mth

Roof & gutter Repairs Repointing Stained glass report

£25,000*

D within 5 yr Repointing & masonry repairs Window repairs

£15,000 say*

E Desirable Churchyard repairs

£5,000

F Monitor Monitoring & Investigation

£500

M Routine Routine Maintenance £500

*depending on access mode.

Costs given for guidance only and are indicative based on recent tenders for similar works on other churches. Scope of repair, programme, specification and choice of contractor will affect contract cost. Costings subject to VAT and professional fees. Repairs may attract grant funding. The above suggested priorities are indicative as in some instances it may be cost effective to bring forward less essential works to be undertaken at the same time as urgent repairs in the same area. This applies particularly to lesser works requiring scaffold and/or relatively minor quantities of materials and/or labour. The inspecting architect is able to assist the PCC in preparing a programme of works reflecting this situation. The PCC should ensure that its maintenance remains in the hands of competent craftsmen selected for their proven skills rather than the cheapest quotation for ill-defined work. Resources should be devoted to the most urgent items in order of priority for completion in turn. In that way each element can be conserved or replaced for its full expectation of life to give the best value for money and respectful of the original principles and details of the design. This report is restricted to general condition of the building and its defects and does not constitute an adequate specification for the execution of repair works and must not be used as such, neither is it is intended as an exhaustive list of defects.

GUIDANCE ON ROUTINE MAINTENANCE

Generally: Look at gutters and roofs especially during or after rain, and see where water runs, leaks or

overflows and act quickly to repair any leaks to prevent damage to walls and ceilings. Do not forget valley gutters.

Spring, early Make full visual inspection referring to Quinquennial Report for Annual Church Meeting. Summer: Check Inventory and update Log Book Check for any bird entry or roosting and block or fit mesh to any opening at risk. Remove any ivy, elderberry or sycamore saplings growing near walls & poison remaining roots. Spray round wall bases to discourage weed growth. Look out for any signs of beetle infestation, in furniture as well as structure, alerting cleaners to

report any unusual piles of wood dust or clean holes on woodwork. Summer: Keep grass and weed growth in check and clean out all wall ventilation grilles and air grates,

particularly at ground level, to ensure underfloor ventilation. Renew any broken grilles to prevent vermin entry and take that opportunity to clear silt from interior spaces within reach.

Clean out all gutters, adjust falls, repair joints and line cast iron with heavy bitumen. After heating season turn off boiler. Arrange annual service, including check of circulating pump, to

be completed before the next heating season and leave tested and commissioned. Autumn: Inspect roofs with binoculars to check number of slipped or broken slates. Repair before Winter. Open manhole cover and hose or swill away any deposits, or rod any potential blockage. Clean

cover rebates and set in grease. After leaf fall clean gutters again to ensure full capacity for Winter and snow drainage. Check ventilation holes and look under any floor traps for any signs of vermin or decay. The nose is

the best instrument. Clean window cills internally with soft brushes or vacuum nozzles to remove dust and cobwebs and

poke out any blocked drain holes. Check security of wire ties holding leaded lights. Winter: Check under valley gutters after heavy rain, and particularly after snow, to note any leakage. Clear snow from vulnerable areas. Check any temperature discrepancies and correct operation of heating appliances. If the Church is

not in use for several days in frost conditions ensure that the frost thermostat is operating and that the heating is brought on at a low level and ventilation provided so that the structure does not become chilled with a risk of condensation.

Check windows internally for condensation or driving rain penetration, ensure clean cill gutters and

note any defects for future maintenance repair. Annually: Check and reassess level of Insurance cover to ensure adequate reinstatement in the event of

mishap. It is also important to advise E.I.G. (or other insurers) of any major works which may increase the risk and of any Contracts where cover has to be maintained by the Church, singly or in joint names.

Inspect boundaries, gates, paths and steps both for condition and for aspects of public liability. Every 5 years: Arrange testing of Electrical Installations.

Arrange testing of Lightning Protection and earth, preferably at different seasons since moisture in the soil affects conductivity.

St.John’s Church Yeadon, Leeds. · St. John’s Church, Yeadon 3 October 2016 INTRODUCTION...

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Transcript of St.John’s Church Yeadon, Leeds. · St. John’s Church, Yeadon 3 October 2016 INTRODUCTION...