Legal & Regulatory Compliance (L3) Sewerby Hall Flashcards
What did you find once on-site?
I found cracking to the perimeter walls at ceiling level. There was a gap between the floorboards and the underside of the skirting. The gap was noticeably wider towards the centre of the floor. I also noticed a marking on the wall to one of the cracks with a size and date, this indicated the crack was being monitored.
What investigations did you carry out and what did you find?
I initially carried out a visual inspection which then led to an intrusive investigation which involved removing the floorboard. I was able to identify a load-bearing timber beam supporting the floor joists. The timber beam appeared to be extensively notched and most likely reused from a previous structure.
What was the construction of the masonry wall?
The masonry partition was 100mm breeze block with a gypsum plaster undercoat and finish. This confirmed the wall was not original.
What was the construction of the floor?
Floor joists sized at 195 x 65mm spaced at 400mm centres and spanned from the masonry external walls onto a timber beam located directly beneath the partition wall which divides the kitchen a WC. The existing timber beam was 250mm deep x 200mm wide
Did you consider asbestos; if so, what was the results of the survey?
I arranged for a Refurbishment and Demolition Survey to be undertaken to the working areas.
No asbestos was discovered to the working areas.
What was the advice you gave to your client?
I advised the client to replace the masonry wall with a lightweight partition which will reduce the load by 75% and to further reduce the load I advised a complete remodel of the kitchen and WC to be positioned against the external.
I explained to the client this option required a longer programme, however, the damage to the existing building fabric was kept to a minimal in comparison to the other options.
Did you consult with anyone else?
I consulted with a structural engineer to discuss my design proposals.
Having confirmed my design proposal was structurally achievable ,I liaised with the Conservation Officer to confirm if Listed Building Consent was a requirement.
What were your design options?
Option 1: Install a steel beam in the room directly below the existing timber
Option 2: Install 2no. steel angles to the existing timber beam and bolt through
Option 3: Replace the masonry partition with a lightweight stud partition and remodel the kitchen and WC against the external walls (Joist ends)
Were there any limitations on your design proposals?
Option 1: Would require a crane for installation and access was very difficult. Furthermore, should access be achieved, some brickwork would need to be removed to allow the beam to fit into place. There was also ornate cornices which could be damaged on installation.
Option 2: Required a fixed scaffold and removal of some brickwork to allow the steel angles to fit into place over the existing timber beam.
Option 3: The kitchen and WC area would be out of use for a longer period of time and would be more disruptive in terms of site compound, welfare and skips.
What application did you make for the repairs?
Following consultation with the Conservation Officer, I submitted a Lawful Development Certificate to my local planning department.
What was the construction of the partition you installed?
- The timber partition was constructed using 38 x 89 CLS timber 400 centres with one layer of 9mm plywood and 12.5mm plasterboard with 3mm skim finish to both sides offering 30 minutes fire performance.
I considered using lath a lime system, however, studies have shown varying fire performance and given the removed masonry wall was not original I decided to choose the better proven performing partition wall.
Explain the problem?
What was the issue with the load; what was the load causing and what was the source of the additional loading?
Had the wall always been there?
What was the advice you gave to the client?
