The Threshing Barn

PLANNING PACK

Contents

Land PlanExisting Floor Plan

Proposed PlansStructural Survey and Wall Repair Plans

Schedule of WorksDecision Notice

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STRUCTURAL REPORT

Ford Farm Eggesford. Crediton

EX18 7JY.

SURVEY DATE : 19th December 2016 CLIENT : Mr E. Skinner. Report prepared by : ___________________ David Golightly B.Sc. C.Eng. M.I.Struct.E. M.I.Mech.E. DAVID GOLIGHTLY CONSULTING ENGINEERS LTD 11a WARDREW ROAD ST THOMAS EXETER EX4 1HB TEL & FAX 01392 411733

1.0 CONTENTS 2.0 INTRODUCTION 2.01 Brief 2.02 Survey Procedure 2.03 Purpose of Report 2.04 Property Description 3.0 INSPECTION 3.01 External 3.02 Internal 4.0 DISCUSSION AND RECOMMENDATIONS 5.0 CONCLUSION

2.0 INTRODUCTION

2.01 Brief

The report was commissioned to assess the suitability of the barn for

conversion to a dwelling.

2.02 Survey Procedures

A site visit was made on the 19th December 2016, where a structural

inspection of the building was undertaken. The survey consisted of the

inspection of visible, exposed and accessible parts of the fabric of the

building under consideration. This report does not cover timber disease of

any description, woodworm, beetle infestation or any other vermin or

insect except where structural stability is impaired. We have not inspected

woodwork or other parts of the structure which are covered, unexposed or

inaccessible and we are therefore unable to report that any such part of the

property is free from defect.

2.03 Purpose of the report

The purpose of the report is to assess the suitability of the building for

conversion.

2.04 Property description

The barn is rectangular and detached, it faces into a courtyard area with the

farm house to its left and a barn to its right-hand side. The front elevation

faces just south of due east into the courtyard area.

The building is two storey of cob wall construction above a stone plinth,

with a ridged corrugated sheeted roof, running north to south.

There is a single storey lean to on the southern side, which has a corrugated

mono pitch roof.

The site is has a slight slope from the east down to the western side, but is

relatively level north to south.

3.0 INSPECTION

3.01 External

The roof structure is generally true to line to all elevations; the corrugated

asbestos type sheeting is in a relative good condition and has kept the barn

dry internally.

The wall on the courtyard elevation (east) is in a relatively good condition,

the wall is reasonably vertical, the render over the cob has been damaged

towards the base on the southern corner, with some loose stone below,

probably due to physical damage. The main door lintel has had a remedial

prop installed between the two doors, this lintel is decayed at the ends.

There is a small render crack to the side of the window.

The southern elevation low level wall is in a relatively good condition, but

above the lean to roof the main wall render is poor and has fallen away just

above the lean-to roof junction, with some cracking to the left-hand side

and at the higher levels.

The render crack noted on the gable wall continues down the rear wall, at

the junction of the lean to. The rear elevation is in a relatively good

condition, the wall is generally vertical at the lower level, and there are

some areas where the render has fallen off, mainly around the buttresses,

doorway, and the junction to the stone plinth. Below the doorway, there is

some remedial brick infill to the stone plinth. The northern end has

vegetation growing over the render , this continues around the corner onto

the northern gable wall.

On the northern gable, the wall is in a relatively good condition, there are

some patches where the render has fallen away, and there is a high-level

render crack to the north-eastern corner.

3.02 Internal

Entering the room at ground floor to the northern end, the floor is of stone

laid as cobbles, there has been some floor excavation and drains added in

the past. The cob walls are in a generally good condition, but some of the

plaster has fallen away. The first-floor timber joists and boarding is in a

good condition, as is the main door timber lintel.

The room to the southern end is partitioned into three areas, the northern

end has a concrete and earth floor, the centre bay is timber boards laid on

soil, and the end is concrete. The floor timbers are decayed due to the damp

earth they are bearing into.

The first-floor joists, although in a reasonable condition are undersized for

the span and are consequently bowed. The boards are also relatively good,

although decayed in a few areas. The walls are in a reasonably good order

and generally vertical at ground floor level, although some plaster has

become detached.

At first floor level, some vegetation is growing through at the north-

western corner, the building corners indicate slight outward movements

and minor cracking was noted.

The timber raised collar tie roof trusses appears to be in a good condition,

with no visible opening of the joints. Most of the timber purlins are in a

reasonable condition, they are damp stained with some decay towards their

ends where they protrude through the building at the gable wall.

The top triangle on the northern gable wall is corrugated sheet, which is in

a good condition.

In the end lean to section the floor is stone laid as cobbles with a small area

having been excavated. The cob condition is quite poor due to erosion,

probably by animals. The low-level stone is satisfactory, and the roof and

timbers are also reasonably good.

4.0 DISCUSSION AND RECOMMENDATIONS

The cob walls of the barn are in a reasonably good condition and the cob

is of good quality. Some minor repairs to the cob are required, mainly

inside the lean to due to the erosion by animals, and the generally making

good as expected in walls of this age. The cracks noted in the corners would

benefit from a crack stitch repair which will tie the building together and

stabilise against any further movements.

The very slight outward lean at the high-level wall and condition of the

corner cracks illustrates a typical problem with this style of roof, this style

of truss with the raised tie gives a resultant horizontal thrust at eaves level

and is responsible for the wall top being pushed out slightly.

Final Engineers design calculations for building regulation conformity will

be required to establish if all the roof timbers and floor can be re-used or if

any strengthening will be required.

The floors will require excavation and new insulated concrete floors

installed.

5.0 CONCLUSION

The barn is in a good condition having been kept dry over the years and is

suitable structurally for conversion. The walls need very little upgrading

and appear generally sound, with the stone and cob being of a good quality.

The roof structure and first floor structures are in a reasonable condition

and should be able to be re-used, subject to the Structural Engineer’s

detailed calculation checks for compliance to building regulations.

Schedule of Works: Barn

Proposal

The proposal is to convert the barns into habitable accommodation.

Before any construction work begins effect a scaffold to brace the existing

structure, to stop any movement that may take place. The scaffold must support

and resist any lateral movement. Bracing should be at the bottom of the structure.

Physical contact with the diagonal and horizontal bracing should be spaced at a

maximum of 2.4 metres. When cutting apertures for windows, needling technique to

be employed supported at each end by Acros to support the walls above

Lintels to be inserted at this stage, The walls may need some remedial work.

Inset lintel for the new and existing windows, use Acro props as necessary, to

support the roof above and carefully remove the stone below the lintel.

Remove existing roof slates.

The existing roof structure has insufficient strength to carry the proposed slate roof

covering, insulation and plaster board. To enable the existing trusses to be retained,

See Structural Engineers detailed drawings and notes for the new roof structure.

Whilst removing the roof and any removal of perished masonry, great care must be

taken to protect and retain the fabric of the building as the walls are unprotected

and vulnerable to damage at this stage...

Remove any plant and vegetable matter from the wall, paying special attention to

remove any vegetation from the inside of the cracks

Inspect lintels and beams to ascertain soundness and if necessary replace

accordingly

Prepare the floor and Upstand in readiness to receive the new floor slab (The

building will need to be inspected at this stage by the Building Inspector before the

floor slab is poured) the new concrete slab will brace the exterior walls and stop

movement inwards.

Construct new insulated floor slab to the whole of the foot print of the building.

Finish level to suit the door openings.

Fit new insulated roof timber structure ( felt, battening, rafters, steels). Construct new

roof to Structural engineers calculations and drawings to enable the existing trusses

to be retained. Fix new slates, at this stage fit the conservation type roof lights over

dining room, fit guttering and downpipes and allow opening for flue.

Cut door and window apertures and install lintels ready to receive their frames

Fit & fix new door & window frames and construct the cills for the windows to sit on.

6 inch recess to create a shadow line for the windows and doors.

Remedial work to the walls is required as the existing walls have been left

unprotected. Stone work where appropriate will be left untendered & any stone

requiring will be pointed in.

Install all services electrics, plumbing and foul system etc for the en-suite, bathroom

and kitchen.

Some hemp plastering to be used in order to retain the character of the interior and

ensure appropriate moisture movement through the fabric of the building.

Construct partitions to rooms downstairs, in the utility and W/C upstairs construct a

flat ceiling to the room so as to unable open appearance of the vaulted ceiling,

flat roof over utility & W/C as per drawings with plasterboard and skim finish.

On the internal face of walls construct 100mm timber stud wall with 100mm

rockwool insulation, plaster and skim, this is to be used where hatching on interior

walls appears as shown on drawing.

Install bathroom fittings to En-suite, bathroom and Kitchen units

Second Fix carpentry electrics and plumbing

Carefully remove exterior earth level (south east/west elevation) as shown on

drawing, carefully re-point any loose stones back in to place.

Place and secure walkway (south west elevation)

Clean up externally and remove all detritus and unwanted building materials.

Rough cast lime render the external walls and finish in lime wash.

Fitting of timber shutters to external walls.

Justification of Works:

Ford farm has developed over the years, and the traditional barns have become

redundant.

The farm is currently listed as Grade II. The listing is solely on the farmhouse but the barns

are therefore listed in association as they lie within the curtilage.

Ford farm is no longer a working farm; there is no agricultural use for the building. There

are other buildings within the curtilage of Ford farm that provide workshop and storage

facilities for the house.

The building is a particular type of “Bank Barn, it is a characteristic building of the area.

The building is redundant from both agricultural and domestic use, and a new purpose

therefore needs to be found to fund the future maintenance of the building.

Residential conversion would introduce a viable use to the building that would fund its

physical preservation and future maintenance.