. Introduction
.1. Scope of Instructions
Carry out an external condition survey of Manor House. This should include details of any observed defects and likely cause(s). Note that any photographs or illustrations included in the survey must be clearly annotated and referred to within the report.
A single elevation was to be selected due to the large size of the building. The South Elevation was selected
.2. Property Address
Manor House,
University of Brighton,
Moulsecoomb Place,
Brighton,
BN2 4GA
.3. Clients Name and Address
Dr Jon Gates
University of Brighton,
Moulsecoomb Place,
Brighton,
BN2 4GA
.4. Date of survey
28/10/10, 2pm
.5. Weather
Overcast, dry. Approx. ambient air temperature 12°c
.6. Limitations of inspection
Inspection limited to one exterior elevation of building. Ladder or other lifting device not available, however view from upper floors of Cockroft assisted in inspecting upper portion of building. Non-invasive testing only. No access to roof or interior.
.7. Information relied upon in this report
Photos and noted documents taken from inspection
Original Inspection Notes
National Heritage Listing, obtained from Revised list of buildings of special architectural or historic interest - area of Brighton. Borough of Brighton & Hove - part 1 1999
Soil Investigation of Preston Barracks, Interim Report, Group 15, 2009
Google Earth Photos
2. Description of Property
2.1. Type and age
• Large brick manor house,
• Grade II Listed building.
• Georgian façade added 1790, when
the house was extensively altered for Benjamin Tillstone.
• Largely Queen Anne interior.
• Medieval origins.
• South extension added 1913.
• 1925 Brighton Corporation Parks Department Headquarters.
• 1980s occupied by Brighton University.
• Current use is B1 office space for Brighton University Welfare Services.
• The building is over four floors, basement, ground, 1st and 2nd (within the roof).
(English Heritage, 2010)
Elevation Inspected:
* South elevation of south wing, constructed 1913.
* 2 storeys with loft conversion
* Yellow brick in stretcher bond (differs from rest of building which is in Flemish bond) with cornice and storey band
* 2-window range, 2-storey segmental bay with 3 windows to each floor, additional window to left. Camber-arch brick lintels. Central ground floor bay window has Palladian window above, has been turned into entrance.
* Hipped Slate roof with lead flashings and loft conversion, small dormer window on south slope. Chimney stack on front slope and rebuilt render/red brick chimney stack on south end.
* Approx. 40 metres of flint wall with brick dressings runs from the southwest corner of the 1913 wing southwards.
(Please refer to Fig. 1.1)
2.2. Tenure and occupation
As stated by Jon Gates, the property is currently owned by Brighton University. The lease has not been inspected.
The building is currently used for student centred activities such as accommodation, careers advice service and personal counselling.
(Gates, 2010)
3. Location
3.1. Location
* The building is set in a small fenced park with grass and deciduous trees surrounding the front and flanks of building.
* Building set approx. 40m back from Lewes Road, trees provide limited shielding from traffic noise and pollution.
* To the north there is a small car park directly adjacent before the park green
* To the west (rear), a timber-framed building exists, said to have been part of a larger
house of late medieval date. In addition to this, a bridge connects a timber-framed building called 'Tithe Barn'.
* Further to the west are Brighton University Moulsecoomb Halls, (separated by a flint wall) and Moulsecoomb train station
* To the north and northwest are large apartment buildings with balconies, raised up due to the climbing slope of land.
* To the south is Brighton University Moulsecoomb campus with Aldrich Library closest building.
* To the southwest across road is Moulsecoomb, a sub-urban housing area consisting of mainly council or ex-council houses.
(Please refer to Fig. 3.1 on next page)
3.2. Orientation
Front of property technically faces southwest. Inspected elevation technically faces south -east. For ease and to match with published notes on this property, these are referred to as the west and south elevations respectively.
3.3. The site and surrounding areas
Site is approx. 3km north from Brighton seafront. This presents several environmental factors that will affect the deterioration of the building. The wind speed and frequency of driving rain, coupled with the higher salt content contained within this rain will create a higher wear of surface finishes than if the property was located further inland. Exposed metal will be the most at risk material due to the high corrosive capability of salt. It is situated on flat ground, however has a hill to the rear of the property. Ground conditions have not been directly tested, but a desk study on a nearby area (Preston Barracks) has shown that there are no serious problems with regard to ground conditions.
Borehole log from Preston Barracks indicates clay/silt to 3m depth, from then on continuously hardening chalk until a depth of 18m where chalk is 'rocklike' (Phelps et al., 2009)
3.4. Local factors
Properties adjoining include the timber-framed building to the rear. However, the factors surrounding this building and its effects are beyond the scope of this survey.
3.5. Trees and hedges
Ivy growth on left side of elevation and adjoining wall.
Trees 1 and 2 are within 1m of each other, and within 1m to flint wall. Approx. 18m from elevation. Estimate about 15m tall. Deciduous. Simple, unlobed leaves with teeth.
Tree 3 approx. 1.5m to parapet bay window. Approx. 8m tall. Deciduous. Simple, unlobed leaves with teeth.
Tree 4, small sapling approx. 10m from elevation. Approx. 3m tall. Deciduous. Simple, unlobed leaves with teeth. Possibly elm.
4. Surveyor's overall assessment
4.1. Surveyor's overall opinion
Although elevation is in a satisfactory structural condition, there are many elements of cosmetic damage to most ...
This is a preview of the whole essay
Trees 1 and 2 are within 1m of each other, and within 1m to flint wall. Approx. 18m from elevation. Estimate about 15m tall. Deciduous. Simple, unlobed leaves with teeth.
Tree 3 approx. 1.5m to parapet bay window. Approx. 8m tall. Deciduous. Simple, unlobed leaves with teeth.
Tree 4, small sapling approx. 10m from elevation. Approx. 3m tall. Deciduous. Simple, unlobed leaves with teeth. Possibly elm.
4. Surveyor's overall assessment
4.1. Surveyor's overall opinion
Although elevation is in a satisfactory structural condition, there are many elements of cosmetic damage to most areas. However, this damage could be rectified with repointing and other basic remedial action, discussed in section 6.
5. Major areas of concern
The tree next to parapet bay is very close and root growth may be a problem if allowed to grow substantially larger.
Ivy (Hedera) partially covers the left hand side of the elevation and some of the connecting wall, extending halfway up the second storey to the left of the left window. It has also spread across the window stool. Approx. 6m of the wall is completely covered, extending to and covering the brick false arch in the wall. The aerial climbing tips are already starting to encroach on the window, and if left unchecked it may start to take hold on the wooden window frame. If the construction joints are infiltrated and expanded there may be serious damage cause to the window frame. The security light mounted under the window and storey band is also at risk of being covered by ivy. Depending on the strength of the bricks and mortar, the ivy may or may not cause a problem to the brickwork of the elevation other than aesthetic staining. Penetrating roots can cause serious damage to weakened, loose or damaged mortar, e.g. unfilled drill holes.
"There are many potential problems associated with creepers and other climbing plants growing against walls: walls and roofs may be disturbed by the plant's roots, gutters and downpipes can be blocked by plant growth and debris, the wall is kept damp most of the time, the wall cannot be inspected easily for routine maintenance, the wall cannot be painted and repaired satisfactorily, the eaves courses can be disturbed by the plant's shoots, and root suckers can disfigure surfaces." (BRE, 1996)
The flint wall adjoining the property is substantially covered in ivy and will also be subject to the same threats, depending on the strength of the mortar. Flint is a hard sedimentary form of quartz and therefore will not be affected by ivy growth.
Ivy can be a pleasing aesthetic wall covering provided it is properly managed and is not damaging the structure it is covering. However, due to the age of the building and the likelihood that Portland cement was not used in its mortar joint there will be considerable risk of damage.
There is also staining from previously removed ivy covering portions of the left hand side of the building.
5.1. Summary of repairs
Ivy
Tree roots
Main parapet
Brickwork Mortar
Window woodwork
Low level of suspended floor ventilation holes at base of building
Cracking in paintwork of woodwork of windows, signs of rot setting in.
Staining of brickwork due to pollution from Lewes road
5.2. Cost guidelines
Remedial work required is not extensive, however repair of the parapet may be large due to the stone facings and the availability of matching items.
5.3. Further investigations
Further investigation should be taken to establish whether the ivy has caused damage to the mortar of the building.
The DPC (Damp Proof Membrane) cannot be seen from the exterior of the building. To check the height and condition of the DPC, it would be necessary to remove a portion of the concrete plinth.
The vents that ventilate the first floor suspended timber floor are very low to the external surface level. This will cause increased water ingress and could easily be blocked by falling leaves from the deciduous trees in the immediate vicinity. It should be determined why these vents are so low, the specific risk to the floor, and what remedial action could be taken. Most likely this would be the removal of the pea shingle around the elevation introducing a lower external level.
Closer inspection of the roof, both from interior and exterior to ascertain condition and to inspect dark stain that may be sign of ponding.
From the condition of the elevation surveyed, it is most probable that there could be defects within the fabric of the building. Therefore, a full internal survey is recommended alongside the investigations already stated.
Further investigation of the chimney should be conducted to determine whether it is in use. If it is not, it should be checked to determine if it is capped and ventilated.
6. Construction and condition - structural frame, exterior and interior
6.1. Main roof
Design and Construction
The main building roof is of hipped design and covered in slate, with 3 roof lights visible on east side. A parapet surrounds the edge. Small dormer window found on south side. Focus will be on roof of south wing extension, to which elevation is part. No available access to roof, so conclusions were found with ground inspection and view from 7th floor of Cockroft building.
South wing of flat roof construction, with dark grey roof covering. Parapet surrounding flat roof, likely constructed of brick with stone fascia. Coping stone possibly limestone.
Defect
Stained area of roof covering close to chimneystack, possible sign of ponding. *Further inspection required*
Cause
"Ponding occurs as a result of errors in the original construction or of a subsequent failure in the roof which has allowed a settlement in the finish to occur." (Hollis, 2000)
BS7543 (2003) also states that "black mastic asphalt roofing can reach a temperature of 80 °C" and "The temperature of roofing surfaces in the UK can drop to - 20 °C." These large temperature differences, coupled with exposure to wind, rain and salt, will cause the roof to deteriorate.
Defects
Top face and left side of coping stone very discoloured with algae growth.
Lichen growth on bay area of parapet fascia.
Cause
Exposure to elements.
Defects
Vertical crack in leftmost fascia (fascia 1). (BRE class 2)
Horizontal crack in 3rd fascia. Crack in mortar between 5th-6th fascia's. (BRE class 2)
Cracks to mortar of fascia on bay, appears loose. (BRE class 2)
Crack to mortar of coping stone. (BRE class 1)
Possible cause of defects
Parapet constructions are very exposed to the elements, notably wind, rain and sunlight. Due to this, the parapet will suffer extremes of temperature, causing expansion and contraction to be above that of other areas of the building. "Any light fractures allow water penetration which, during cold weather, will expand causing an enlargement of the crack" (Hollis, 2000)
Remedial work required
Parapet requires replacement of fascia stone 1 and 3, repointing of cracked mortar joints, cleaning of surfaces with excessive algae growth.
6.2. Chimneys
Design and construction
Chimney constructed of red brick with rendered bottom half, single offset chimney pot. Arial mounted to west side. (See fig. 6.1)
Defects
Appears to be in good condition. Moss growth to upper brick portion.
Possible cause of defects
Sufficient time and weather exposure.
Remedial work required
Aesthetic, no action taken or may be cleaned with stiff brush and water.
6.3. External walls
Design and construction
Cavity wall constructed from yellow brick in stretcher bond, weather struck lime mortar joints. Two storey segmental bay with three windows to each floor. Stone storey band and cornice continuing from rest of building. Concrete rendered plinth covering red bricks. Bay window to right of elevation with parapet, similar construction but without stone facing.
Brickwork
Defects
Large amount of ivy growth from adjacent wall, rising up halfway of 2nd storey and covering portion of storey band. (See fig. 4.2)
Staining on wall and underside of cornice from previously removed ivy growth left of bay, top of 2nd storey (See Fig. 6.3)
Possible cause of defects
Growth of ivy up wall and lack of pruning to prevent this, previous removal of ivy
Remedial work required
This is dependant on the action the client wishes to take. Total removal of ivy from the wall, or maintenance control should be performed. The use of an orbital sander will remove stubborn ivy stains.
(Removal) "A length of main stem should be cut out, preferably near ground level, and the plant left to die (Figure 7). Since this could take two years for a well-established plant, it could also be sprayed with a systemic herbicide to speed up its demise. When the stems have dried and shrunk, and not until then, the ivy should be carefully cut or pulled out of every mortar joint and repairs made." (BRE, 1996)
(Control) "Creepers and climbing plants should be kept trimmed well below the eaves or gutter level and clear of window and door frames so that they cannot block gutters or downpipes or dislodge slates or roof tiles, all of which could lead to water damage to masonry walls. Remember that their presence also prevents close inspection of a wall which may lead to neglect." (BRE, 1996)
Defect
White/grey paint staining x 2, middle-left of bay, top of 2nd storey. (Fig. 6.4)
Discolouration of brick, left side of bay, just above plinth (Fig. 6.5)
Square marking, right of elevation, 2nd storey (Fig. 6.6)
Diagonal marking on brickwork, covering most of elevation (Fig. 6.7)
Cause
Paint that has not been properly removed
Removal of trellis structure, creating stencil effect by blocking pollution deposition
Remedial work required
Use of high pressure hose (or orbital sander if required) to remove stains
Defect
Grey coloured partial staining to brickwork, occurring mostly on rough side bricks, covering most of elevation (Fig. 6.7)
Large amount of pollution staining. Parapet bay, right corner. (Fig. 6.8)
Cause
Road traffic pollution from Lewes Road being deposited on porous surface of brick
Remedial work required
Use of high pressure hose (or orbital sander if required) to remove stains
Defects
Chipped brick, right corner of bay, 1st storey
Vertical crack across 2 courses of brick, right side of 1st storey, approx. 1.5m high (BRE class 2)
Large chip in brick, right side of 1st storey, approx. 2m high
Chips to brickwork. Parapet bay, right corner.
Cause
Removal of previous trellis structure, general wear and tear. The cracked courses of brick occur directly between two drill holes in the mortar, indicating that it was the stress exerted from either the drilling, holding or removal action that was the cause.
Remedial work required
Removal of damaged bricks and replacement with brick of same size, colour and texture, using mortar of same specification as original
Defect
Differing bricks on top right corner of elevation.
Cause
Possibly replacement bricks due to lack of staining, indicating bricks were damaged in some way. No remedial action necessary.
Defects (Mortar)
Drill hole x 2 in mortar, 2 courses above left corner of window 1.
Protruding nail secured in mortar, 1/2 brick left of bay, middle of 2nd storey.
Wooden batten secured to mortar, left of bay 2 courses above storey band.
Protruding nail secured in mortar, 1/2 brick to left of wooden batten.
Chipped mortar, in between windows 2 and 3.
Cracking of mortar, below window 2. (BRE class 2)
Rusting piece of iron secured to mortar, right of window 4.
Lead tipped nails x 3 secured in mortar, left side of 1st storey, 1 course below plinth.
Hole in mortar, next to top left of window 5.
Gap in mortar, right corner of bay, 1st storey.
2 holes in mortar and vertical crack across 2 courses of brick, right side of 1st storey, approx. 1.5m high. (BRE class 2)
Cracked mortar joint of parapet coping stone, to right of parapet bay.
Possible cause of defects
* Foreign objects due to previous trellis structure removal
* Differing colour mortar due to previous repair
Remedial work required
* Removal of foreign objects
* Repointing of mortar in affected area, using lime mortar mix
Defects (Cornice)
Water discharge stain, left side of elevation
Staining from previously removed ivy, to left of bay
Cause
Water stain due to cracking of parapet and subsequent water discharge. Ivy staining from growth of ivy up wall and lack of pruning to prevent this
Remedial work required
Further inspection and replacement of any cracked mortar to prevent water ingress and further cracking
Use of high pressure hose (or orbital sander if required) to remove stains
Condition (Storey Band)
Ivy growth over left side
Hairline separation crack between left of bay and square corner, same on right of bay and square corner (BRE class 0)
Hairline crack below window 2, between windows 2-3 and 3-4 (BRE class 0)
Cause
* Growth of ivy up wall and lack of pruning to prevent this
* Separation and cracks due to sufficient time and weather exposure and local settlement
Remedial work required
* Use of high pressure hose (or orbital sander if required) to remove ivy stains
Defects (Plinth)
Vertical hairline-1mm cracks, left side, below window 7, x2 below window 8 (BRE class 0)
Spalling of render, right corner of building
Spalling and disintegration of render, parapet walled window
Cause
Spalling and disintegration due to wet ground below, caused by parapet wall bay window pipe draining directly onto floor. Water pipe also in direct vicinity. "Internal forces may be generated within an item as a result of differential wetting or drying or from variations in moisture" (BS7543, 2003). Water can travel between the gap between the mortar and brickwork in a 'wicking' effect. "Bricks can absorb up to 30 % [absorptivity of water by weight]" (BS7543, 2003). The subsequent freezing and thawing of this water causes expansion and stress on the components, leading to failure. Due to the parapet bay draining directly to the ground next to the plinth this area will frequently be high in moisture content and exacerbate the problem.
Remedial work required
Repointing of mortar with similar concrete based mortar mix
6.4. Damp-proof courses
Damp proof course cannot be visually identified, requires opening up of plinth to determine existence/condition
6.5. Floor ventilation
Design and Construction
Rectangular airbrick to ventilate suspended timber first floor with 18 square holes, of terracotta coloured concrete construction.
Defects
Very close to ground level and susceptible to clogging from leaf build up
Possible cause of defects
Resurfacing has raised external level
Remedial work required
Replacement of airbrick to higher level, (if possible) Removal and disposal of leaves in immediate area
6.6. Windows, doors and joinery
6.6.1. Windows
The windows have been given these numbers to aid description:
Design and Construction
Single glazed wooden casement windows, woodwork painted white. Windows 1-4 have glazing bars, splitting the window into 6 large panes and 14 small panes. Windows 5 and 7 have one pane per casement, with an upward opening casement above. Window 6 has been converted into a door with a window above, split into a semi circular decorative pane and two other panes. Flat arched headers, with gauged brick
Defects (Sills)
Minor cracking to stone sill, window 2
Damage to sill, window 3
Crack to sill, window 4
Hairline crack to sill, window 4
Minor cracking to sill, window 5
Cause
"The cause of cracking cannot always be determined with absolute certainty from a single viewing. Inspection may have to be repeated at intervals to establish the duration and nature of the movements responsible." (BRE, 1991)
Due to the small size and severity of the cracks to the lintels and the fact that they have not been replaced since the building was constructed, the opinion is that these cracks have occurred over the lifetime of the building and are due to a number of different factors combined. This may include the combined sustained stress load of the building and slight movement occurring from thermal expansion and local settlement. "When considering these factors the time element over which the forces will act has to be taken into account" (BS7543, 2003) As the elevation is close to 100 years old, it can be established that these cracks are not part of an inherent construction defect.
Remedial work required
None, but these cracks should be monitored for any enlargement or expansion. If notable enlargement or expansion is observed, then remedial action (such as replacement of the sills) should be undertaken.
Defect
0-2mm crack to arch, above window 6 (door). (BRE Class 1)
Cause
"(brick arches) are vulnerable to even slight movement in the building which will result initially in cracks." (BRE 1992, p. 4) Therefore, this defect can be attributed to similar cause of the cracks to the window lintels.
Remedial action required
"If wall is stable and only fine cracks are present, apply grouting to full depth." (BRE 1992, p. 4)
7. Services
7.1. Electrics
Description
As this is only an external elevation survey, and no major defects were observed, only a brief description of the electrical equipment and wiring is included. A full survey including the electrical equipment should be conducted when/if necessary.
White cabling originating from drilled hole in the top of window frame of window 6. Cable junction above, below storey band. Black security lights with motion sensors, located on each side of elevation just below storey band. Cable also extends to right side of elevation to a security alarm box and a further security light.
7.2. Drains
Description
The roof is of parapet design and drains water to another side of the building. The parapet bay window is drained of rainwater using a black uPVC hopper, swanneck and drainpipe secured to the wall using black uPVC holderbats and screws. Pipe follows wall and discharges water directly adjacent to the wall and plinth of the parapet bay.
Defect
Water is drained directly to the ground adjacent to the parapet bay wall. This will increase the moisture content of the ground and is contributing the spalling of the concrete render plinth.
Remedial action required
Water discharge should be relocated so it does not compromise the building, either by relocation to a drain or the construction of a soakaway.
8. Environmental and other issues
8.1. Thermal insulation and energy efficiency
The elevation is of cavity wall construction that will give some thermal insulation. However, it is doubtful that this cavity is insulated unless it has been retrofitted with expanding foam or similar. Also, the single glazing window panes will offer very little thermal resistance. This is due to the fact that this is a listed building and changing the windows would not be possible.
8.2. Noise and disturbance
Lewes Road (A270) is approx. 40m from the building and is an arterial route for Brighton; therefore traffic levels are very high, especially at rush hours. Although there are trees creating a partial barrier, they do little to shield the building from traffic noise. University of Brighton Moulsecoomb halls and the day nursery adjacent to the site are also an occasional source of noise.
8.3. Hazardous materials
Further inspection of the building should also include the detection of asbestos.
0. References
BRE GOOD BULIDING GUIDE., 1992. GBG-1: Repairing or replacing lintels. Available from: http://www.ihsti.com.ezproxy.brighton.ac.uk/tempimg/1B8F3A7-CIS888614800200117.pdf (accessed 5th Feb 2011)
BRE GOOD BULIDING GUIDE., 1995. Digest 251: Assessment of damage in low-rise buildings. Available from: http://www.ihsti.com.ezproxy.brighton.ac.uk/tempimg/1B8F3A7-CIS888614800098849.pdf (accessed 5th Feb 2011)
BRE GOOD BULIDING GUIDE., 1996. Digest 418: Bird, bee and plant damage to buildings. Available from: http://www.ihsti.com.ezproxy.brighton.ac.uk/tempimg/174E291-CIS888614800087660.pdf (accessed 5th Feb 2011)
BRIGHTON & HOVE CITY COUNCIL., 1999. Revised List of Buildings of Special Architectural or Historic Interest - Area of Brighton: Part 1. Brighton: Brighton & Hove City Council.
BRITICH STANDARDS INSTITUTE., 1986. BS8210:1986 Guide to building maintenance management. Available from: http://www.ihsti.com.ezproxy.brighton.ac.uk/tempimg/174E291-CIS888614800264360.pdf (accessed 5th Feb 2011)
BRITISH STANDARD INSTIUTUTION (BSI), 2000. ISO 15686-1: 2000 Buildings and Constructed Assets: Service Life Planning. UK: BSI. Available from: http://www.ihsti.com/tempimg/510C27A-CIS888614800252526.pdf
BRITICH STANDARDS INSTITUTE., 2003. BS7543:2003 Guide to durability of buildings and building elements, products and components. Available from: http://www.ihsti.com.ezproxy.brighton.ac.uk/tempimg/174E291-CIS888614800264360.pdf (accessed 5th Feb 2011)
GATES, J., 2010. BE346 Building Pathology Coursework Brief
HARVEY, N., 2006. Life Expectancy of Building Components: Surveyor's Experiences of Buildings in Use. Building Cost Information Service.
HOLLIS, M., 2000. Surveying buildings. Coventry : RICS Books
PHELPS, A. et al., BE225 Interim assignment.
1. Bibliography
CHUDLEY, R., 2005. Construction Technology, 4th ed. Pearson Education Limited
ELLIS, M., 1975. Maintenance and repair of buildings. Newness Butterworths
HOXLEY, M., 2002. Building Surveys: Construction Companion. Mark Lane Publishing
ROBERTS, J., JACKSON, N., and SMITH, M., 2006. Tree Roots in the Built Environment. Norwich: The Stationary Office (TSO).
Contents
. Introduction 1
2. Description of Property 2
3. Location 3
4. Surveyor's overall assessment 7
6. Construction and condition - structural frame, exterior and interior 9
6.1. Main roof 9
6.2. Chimneys 10
6.3. External walls 11
6.4. Damp-proof courses 16
6.5. Floor ventilation 16
6.6. Windows, doors and joinery 17
7. Services 19
8. Environmental and other issues 21
0. References 22
1. Bibliography 23
