This report has been prepared at the request of the Client, Mr & Mrs A Bellamy. Its purpose is to:

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1 The Brewery Hook Norton Banbury Oxfordshire OX15 5NY SITE VISIT REPORT Telephone: Project Name:- 6 The Square, Aynho Project Address:- 6 The Square, Aynho, Banbury, Oxfordshire OX17 3BL Our ref:- [0696S] Report Number:- 01 Inspection Date:- 09/04/2013 Issued by:- Sean Daly MIStructE, 25/04/2013 Page:- 1 of 14 To Client:- Mr & Mrs A Bellamy Copies to:- Perioli Man Architects - Thomas Man 1.0 INTRODUCTION This report has been prepared at the request of the Client, Mr & Mrs A Bellamy. Its purpose is to: (i) Identify the main items of structural repair at 6 The Square, Aynho, Banbury, Oxfordshire OX17 3BL. The report does not consider the items of general refurbishment in updating the derelict property to a living standard. The report has been prepared by S C Daly MIStructE of Solid Structures (UK) Ltd following a survey carried out on the 9th April The conclusions contained within this report are based on a visual inspection of the property. We have not carried out any specialist testing or inspected woodwork or other parts of the property which are covered, unexposed or inaccessible. Therefore we are unable to report that any such part is free from defect. No responsibility can be accepted for any hidden, latent or inherent defect which a more detailed examination might reveal. The report is for the sole use of the Client and is limited to those areas outlined in the first paragraph above. No responsibility is accepted or implied for any third party. The remedial work cost estimates are initial only and quotes should be obtained for the work to establish more accurate costs. All figures are excluding VAT and professional fees. Solid Structures (UK) Ltd Consulting Structural Engineers Incorporated in England and Wales number VAT Reg. No

2 Page 2 of 14 REF. PHOTOGRAPH COMMENT 1.1 The front of property (as shown in the photo) faces approximately due south. The property comprises two-storeys with a plain clay tile roof. A later two-storey extension has been added to the front with a projecting gable facing the front (left in photo). Walls comprise solid natural stone rubble construction. There are three brick chimneys projecting through the roof at gable ends. The main original part of the property is slightly elevated being positioned further back on an overall sloping site down towards the road at the front. A cellar exists under part of the property and the loft space has been boarded out to provide a second floor level. Typically, in the main original part of the property, the external doors and windows have timber lintels above them. In the later extension, concrete lintels have been used above the windows. To the right of the photo is an adjoining outbuilding. The property is grade II listed.

3 Page 3 of Photos shows concrete lintels above windows and a tie bar and pattress plate adjacent to gable wall of later two-storey extension. Evidence of historic movement can be seen at the junction with the main property (see repaired vertical crack to right of photo). 1.3 Repaired cracking to the gable wall of the later extension. Evidence of historic movement comprising: - Stonework to bottom right of photo - Vertical crack through centre of gable wall - General re-pointing repairs at low level It is understood that in 1996 there was an insurance claim relating to subsidence and the vertical crack was monitored and found to be the result of roots growing underneath the structure, which had affected the clay sub-soil (Refer to Lester Land report dated 20/06/2011). It is not known what remedial work, other than removal of vegetation to the west elevation and crack re-pointing, was carried out - if any. It appears that work to the gable has been carried out in at least two phases. The first phase approximately years ago with substantial cement re-pointing at low level. The second phase around the time of the 1996 insurance claim with localised crack repairs.

4 Page 4 of Evidence of previous vegetation (Elder and Ivy) that has been cut back to the south west corner. The west elevation has been substantially repointed in a phase of work carried out approximately years ago. The repointing is a cement based mortar. 1.5 The west elevation has been substantially repointed in a phase of work carried out approximately years ago. The repointing is a cement based mortar. Again, evidence of historic movement can be seen at the junction with the main property with a tapering vertical crack that has been repointed. Cracking can be seen above and below window openings and linking between windows. Allowance should be made to replace the ground floor lintel. An estimate of cost for lintel replacement including re-pointing the cracks in the stonework is 2,000-3,000.

5 Page 5 of Beyond the west elevation to the property there is a stone built garden wall, running along the boundary, adjacent to an access road. The wall is leaning out significantly over a length of around 13m. The wall varies in height, starting at 3.2m in height where it abuts the rear of the property and reduces down to around 1.8m in height. The wall tapers from its base to the top. At the top it measure mm thick. The wall retains a small height of soil on the garden side. There is substantial root vegetation in the garden which has been recently cut back. The tree which is close to the garden wall may be contributing to the cause of the movement. It would be prudent to allow to remove the tree. An initial estimate of cost for rebuilding 13m of wall on a new foundation and removal of the tree would be in the order of 15,000-20,000.

6 Page 6 of Tie bar and pattress plate located close to eaves level on the front elevation. There is a slight bulge to the front wall and a more noticeable bulge to the rear wall occurring at around mid-length of the wall. This would be consistent with some previous roof spread having occurred in the past. The wall typically leans out from ground level up to the point of maximum lean at eaves level. There is little evidence to suggest that roof spread is ongoing. The roof structure to the main part of the property has been entirely replaced with a more recent softwood roof structure. The roof structure comprises a mid-span softwood truss with two lines of softwood purlins on slope each side with softwood rafters and a bitumen felt membrane over. It is likely that this work was undertaken in the phase of work carried out around years ago. This current roof structure appears entirely adequate. Therefore, a previous roof structure was responsible for the roof spread. Allowance should be made for replacing the first floor timber lintel (to the right of the photo). An intial estimate of cost for lintel replacement including locally rebuilding the stonework above is 2,000-3,000.

7 Page 7 of The gable wall to the outbuilding, facing the front, is leaning out quite considerably from ground level up to the top of the gable wall. It is likely that the movement has occurred over a prolonged period. Over the height of a 900mm spirit level, the wall leans out by approximately 45mm. Over the height of the gable (estimated at 5.3m high), this equates to an overall lean of around 265mm. Given the thickness of the wall is approx mm, this lean is significant and will require substantial remedial works to tie the wall back into the roof structure. The amount of lean would indicate that the top part of the gable wall may require rebuilding in order for the wall to remain stable. There is a significant crack extending vertically from the RH side of the door lintel. The crack is a result of the outward movement of the gable wall. The outward movement referred to above has had the effect of pulling the opposite gable wall over with it (as can be seen in the photo opposite). An intial estimate of cost for installing specialist Cintec anchors and tie bars and pattress plates to tie the outbuilding together would be in the order of 8,000-10,000. An allowance should be made for local rebuilding and re-pointing work (including access scaffold) in the order of 6,000-8,000.

8 Page 8 of The rear wall of the property has been substantially re-pointed in cement mortar. The tie bar and pattress plate can be seen below eaves level at around mid-length. The east gable wall has also been re-pointed in cement mortar. The wall is leaning out slightly and starts to lean from between the first and second floor levels up to the gable. The gable will require tying into the roof structure with heavy restraint straps. An allowance should be made for installation of restraint straps in the order of 1, The ground floor kitchen has a quarry tile floor with lino tiles over the top. The floor noticeably drops away to the south gable wall. This movement is likely to be connected with the previous subsidence. Allowance should be made for removal of the existing floor and installation of a new concrete floor slab. The diagonal crack beneath the window cill also appears to be related to the previous subsidence and does not appear to be ongoing.

9 Page 9 of 14 An intial estimate of cost for installing a concrete floor slab would be in the order of 3,500-4, In the dining room, there is a large crack running up the LH side of the reveal of the west window and extend across the lintel above for a short distance. The wall between the dining room and the kitchen appears to have separated from the external (west) wall. Installation of a tie bar and pattress plates at floor level would limit further movement. An intial estimate of cost for installing a tie bar and pattress plates would be in the order of 1,500-2,500.

10 Page 10 of The winder staircase has been constructed so that part of the thickness of the external rear wall has been lost due to space occupied by the stair. Around half the thickness of the wall has been removed. There is some minor cracking above the lintel to the rear window. There is no obvious sign that the wall is significantly suffering as a result of the part removal of its width. It would be prudent to allow installation of some remedial Helibar to effectively tie across above and below the window opening, externally. An intial estimate of cost for installing Helibar would be in the order of 1,500-2, Generally, at the first floor level, there is some unevenness to the floors which you would expect for an older property. There is a hole in the bathroom floor from a previous leaking pipe and all the floor boards and some of the joists will need replacing. In Bedroom 2 part of the floor has been reboarded - the reason for this is unknown. There is cracking around the window on the west wall. In particular there is cracking at the junction between the external west wall and the

11 Page 11 of 14 internal dividing half brick wall between bedrooms 2 and 3. This cracking can also be seen in the cupboard in bedroom 3. At this point, the two-storey extension abuts the original main house. This cracking is repeated on the opposite side of bedroom 3, again at the joint between the original house and later extension. The movement is likely a result of the previous subsidence and does not appear to be progressively ongoing. The walls now require stitching with Cintec anchors or Helibar to limit further movement cracking. An intial estimate of cost for installing specialist Cintec anchors or Helibar to tie the extension to the original main house would be in the order of 4,000-5,000.

12 Page 12 of There is some cracking around the south window to bedroom 3 and the junction between the external wall and internal timber partition wall. The previous roof spread referred to earlier is clearly evident to the RH side of the window lintel where there is a crack as a result of outward movement of the wall. A number of joists have had timber extension pieces fixed to them to prevent them dropping off of the wall. The movement observed does not appear to be progressive. Close inspection of the existing tie bar and pattress plates should be carried out to determine its effectiveness Bedroom 4 shown at second floor level (as marketed on the SmithsGore property details) has a large softwood truss at mid-span with two lines of purlins on each slope of the pitched roof. The truss, purlins and rafters are not original and have been entirely replaced and appear satisfactory. The truss tie beam is located above floor level and causes people to step through the truss to access the other half of the space which is not very practical or workable. Significant structural alterations would be required in order to modify the existing truss to allow access through it. There is some slight cracking above the lintel above the window to the west side.

13 Page 13 of The roof over the outbuilding comprises a single purlin on each slope with rafters and battens over (no membrane). Works to the walls have been covered earlier The boundary wall to the east of the property is has distorted badly by the large neighbouring Yew trees and has a number of large cracks in it. At some point in the next 5-10 years the wall, along with the trees, will require intervention. Firstly, you should seek to establish who has responsibility for maintaining the boundary wall and trees. It will also be important to establish if the trees have tree protection orders on them or other restrictions i.e. trees within a Conservation Area. The trees appear to be in the neighbours property and most of the damage to the wall in occurs to the neighbouring property as well. Assuming that you will only be responsible for the works to the dividing boundary wall and the wall around the gate entrance and not the trees, you should allow a contingency sum in the order of 3,000-4,000 for dealing with the wall.

14 Page 14 of 14 Signed by for Solid Structures (UK) Ltd