DILAPIDATION REPORT Former Chain of Ponds Inn & Outbuildings Old New England Highway Liddell NSW 2333

Transcription

1 Former Chain of Ponds Inn & Outbuildings Old New England Highway Liddell NSW 2333 Prepared by EJE Heritage March DR-001 Issue C

2 TABLE OF CONTENTS 1. INTRODUCTION General Study Team The Site NSW Heritage register listing Heritage Act 1977 (NSW)- State Heritage Register Historical notes A Note as to Names Aboriginal Custodianship European Heritage Physical Condition Report BUILDING A EXTERNAL ELEVATIONS GROUND FLOOR INTERNAL FIRST FLOOR INTERNAL Physical Condition Report BUILDING B EXTERNAL ELEVATIONS GROUND FLOOR INTERNAL Physical Condition Report BUILDING C EXTERNAL ELEVATIONS GROUND FLOOR INTERNAL UPPER LEVEL INTERNAL Physical Condition Report BUILDING D Appendices Appendix A - Scale Drawings Page 1

3 1. INTRODUCTION 1.1 General This report, commissioned by Liddell Coal Operations Pty Ltd, represents a historical study and physical record of the former Chain of Ponds Inn, Liddell NSW, as at March Study Team The study was undertaken and documented by Renae Carlisle, Specialist Photographer, and David Campbell, Heritage Consultant, under the direction of Barney Collins, Heritage Architect. Page 2

4 2. THE SITE Figure 1. Liddell area. Figure 2. Site. Page 3

5 Figure 3. Heritage Council plan. Page 4

6 Figure 4. Overlay. Page 5

7 Figure 5- Site Plan (NTS). Building D is no longer extant. Page 6

8 2.1.1 Site Inspection The building was inspected on 6 March 2013, in association with Mr Ben de Somer as representative of Liddell Coal Operations Pty Ltd, and Mr Peter Bowman as representative of Coal and Allied Pty Ltd. This report is based on the written and photographic record constructed at that time Restrictions and Limitations This document represents a report of the visible condition and features of the building evident to the authors at the time of publication only, and does not predict any future condition, nor levels of deterioration. The report is based on a visual survey of the building fabric. No invasive exploration of the building structure was undertaken. Concealed fabric and structures, ceiling cavities and the like were not capable of inspection. Scaffolding, erected in compliance with occupational health and safety requirements, enabled the inspection of the first floor of the Inn itself (Building A), although advantage was not taken of access to the first floor of the Stables (Building C). EJE Heritage is not qualified to offer structural opinions. This survey is not intended to convey any opinion as to the structural adequacy or integrity of the building, nor should it in any way be construed as so doing. Similarly, the authors observations were limited to the building fabric only; they make not comment on the capacity, adequacy, or statutory compliance of any building services. Page 7

9 3. NSW HERITAGE REGISTER LISTING 3.1 Heritage Act 1977 (NSW)- State Heritage Register Listing as described at Item: Inn & Outbuildings (former) Other Name/s: Chain of Ponds Inn & Outbuildings Type of Item: Built Group/Collection: Commercial Category: Inn/Tavern Primary Address: Old New England Highway, Chain of Ponds, NSW Local Govt. Area: Singleton 4. HISTORICAL NOTES 4.1 A Note as to Names The subject property is more properly described as a former inn, rather than as a hotel, because of its situation under nineteenth century common law. The title of inn gave the public a right to demand lodging and refreshment, while also clarifying the extent of the innkeeper s duties to the guest. 4.2 Aboriginal Custodianship The Wonnarua people are recognised as the traditional custodians of the area now known as Liddell. There is ample archaeological evidence of their use of the local creeks, including Chain of Ponds, for purposes of subsistence European Heritage Henry Nowland What is today called the Chain of Ponds Inn stands on land granted by the Colonial government, in early 1842, to Henry Boshy Nowland, a Muswellbrook wheelwright, 2 coachbuilder and publican successful in winning extensive Northern government coaching contracts for the Royal Mail. 3 Coaching, of course, was vital to the Colony, particularly before the coming of the railways. Hostelries were essential not only for the stabling and changing of horses, but for the accommodation and refreshment of travellers tired from their often trying journeys along the primitive 1 See generally Umwelt Environmental Consultants, Liddell Colliery Aboriginal Cultural Heritage Management Plan. Toronto: Umwelt, January Keith Binney, Horsemen of the First Frontier ( ) and the Serpent s Legacy. Neutral Bay: Volcanic Productions, 2005, p Muswellbrook Local and Family Historical Society Inc., Personalities of the Past. Muswellbrook: The Society, 2008, p. 48. Page 8

10 roads. Conveniently situated at Chain of Ponds Creek on the Great North Road, and already recognised as being suitable for the spelling of both horses and riders, 4 the spot was approximately half-way between Singleton and Muswellbrook. Although the Surveyor General s department had laid out a town in the vicinity, this, called Liddell, was never properly established, perhaps because Henry Nowland had himself purchased a large proportion of the allotments. 5 In popular usage, the area continued to be known as Chain of Ponds. A newspaper correspondent, passing through the area in 1865, noted that For the information of persons who like myself may have often wondered, when looking at the map, where Liddell is, I may mention that Liddell and the Chain of Ponds are the same thing. Liddell is that name of a township laid out by the Government: no township however has been formed, and the public house and store, and a few huts round about, retain the original name of Chain of Ponds. To be explicit, there is no township here at all. 6 Nowland himself went on to considerable financial success, not only as the proprietor of Muswellbrook s Royal Hotel, but also as owner of perhaps two-thirds of the town s valuable property. 7 The Inn itself, known at first as the Lady Gipps Inn in honour of the wife of the Governor, Major Sir George Gipps, officially opened on New Year s Eve, 1843, 8 although Nowland had at an earlier stage constructed a stone lock-up nearby, which the Colonial government leased for the overnight accommodation of prisoners under escort. 9 It is likely that this was a comparatively small structure, sufficient only for the temporary accommodation of a limited number of individuals; it is, however, certain that it was not, as asserted elsewhere, 10 the structure now described as Building B. This was, instead, surely employed for the preparation of food and the handling of laundry and the like, while its first floor will have accommodated staff and servants. Anecdotal evidence claims that the Inn, incorporating the main building and servants quarters, was built with materials supplied by convict labour. 11 This may or may not be the case, but its likelihood is not increased by the fact that the assignment of prisoners to private parties ceased on 1 July The assertion that the stone was 4 Sue Rosen, The Chain of Ponds Inn: Historical Context Report, in Robert Brown, Chain of Ponds Inn, Liddell NSW: Conservation Plan prepared for the Electricity Commission of New South Wales, September 1990, Appendix B, p Elizabeth Parkinson, Former Half-Way House falls into Sad Disrepair. Hunter Valley News, 26 September Maitland Mercury, Notes of a Trip Through the Northern District by an Ex-Reporter, No. 2, 7 September Muswellbrook Local and Family Historical Society, Personalities of the Past, p See Elizabeth Parkinson, Former Half-Way House. 9 Ibid. Liddell Coal has been advised by Umwelt Environmental Consultants that the lock-up was situated to the south-west, on the opposite side of Chain of Ponds Creek, and not within the site as listed in the State Heritage Register. 10 See Environmental Resources Management Australia Pty Ltd, Chain of Ponds Inn Stabilisation Works (July 2012), p See Elizabeth Parkinson, Former Half-Way House. 12 New South Wales Government Gazette, 16 April Page 9

11 quarried at a location outside Muswellbrook is more solidly based, 13 for Nowland s Royal Inn was itself stone-built. The hostelry was leased from Nowland by James Watson, formerly of Anvil Creek (Greta). 14 A contemporary advertisement states that: James Watson who formerly kept the Shamrock Inn, Anvil Creek begs leave respectfully to inform his friends and the public that he has opened that commodious House built by Mr. Nowland, at the Chain of Ponds half way between Singleton and Muswellbrook and trusts by a strict attention to the comfort of travellers and moderate charges to merit a portion of their patronage. Splendid stabling and supply of horse provender. Chain of Ponds, Liddell. 15 By the time Watson received his publican s licence in April 1848, the hostelry had been renamed as the Lady Mary Fitzroy Inn. 16 This is said to have been an expression of public sympathy following the accidental death of Lady Mary, 17 long-suffering wife of the Governor, Colonel Sir Charles FitzRoy, a notorious womaniser. By April 1852, the licence had passed to James Nowland, son of Henry, who changed the name to The Coach and Horses Inn. 18 Having then been leased by several licensees, the hotel was once again taken over by James, who in 1854 once again changed the name of the premises, this time to the Star of the North Inn. 19 It also bore this name in April 1861, but not before having been called The Traveller s Inn during two periods in which the licence was held by Patrick Cullen. 20 Thomas Guest, who appears to have made efforts to make the inn a place of popular entertainment as much as a drinking hall, 21 perhaps reflecting more difficult business conditions, preferred the name of Star of the North. With so many changes of name, it was not surprising that the hostelry became known to some simply as the Chain of Ponds, 22 and to others as the Half-Way House. Henry Nowland died at his Royal Hotel, Muswellbrook, in February Changing Times Not long after, extension of the Great Northern Railway from Singleton to Muswellbrook began, and a navvy s camp was set up near the Inn; 24 this for a time considerably increased the local population. 13 See Elizabeth Parkinson, Former Half-Way House. 14 Maitland Mercury, 11 January Maitland Mercury, 11 January Maitland Mercury, 26 April Catherine Foggo, Inns and Hotels : Some Hunter Valley Innkeepers. Sydney: Australian Hotels Association, NSW Branch, 1990, pp Maitland Mercury, 23 April Maitland Mercury, 22 April Maitland Mercury, 26 June Sue Rosen, The Chain of Ponds Inn, p See, for example, Maitland Mercury, 21 August Maitland Mercury, 19 February See, for example, Maitland Mercury, 6 April Page 10

12 A well-used stockyard also stood nearby. 25 With the opening of the line to Muswellbrook in May 1869, however, and the gradual eclipse of the coaching trade thereafter, the Inn had lost its importance; its licence was, therefore, allowed to lapse, although the still-born village was at least later provided with a primitive railway platform. The carriage of mails by train instead of by coach at least prevented the quite daring bailing-up of the coaches that had sometimes taken place nearby. 26 In 1870s the former inn became a wine bar and shop, and long remained so under licensees such as Mary Whitten 27 and John Whitten. 28 By the time of James Nowland s death in March 1883, 29 Joseph Whitten, patriarch of his family, had purchased the property. Whitten, originally of County Tipperary, had come to the area as a member of a team surveying the railway route to Glen Innes, and had opened the store mentioned earlier. 30 Around the turn of the last century, Liddell again briefly tasted prosperity when a railway workers camp was again established there in association with deviation works. 31 In 1898 the former inn and a portion of the surrounding land was bought by Michael McMahon of Petersham, who appears to have renamed it as Liddell House, and to have constructed the brickbuilt additions at rear. 32 A new wine license was taken up by John McMahon, 33 perhaps Michael s brother. During this period, horses, sheep and cattle were run on the property, which from January 1890, because of its proximity to the Liddell railway platform, also served as the local post office, with Joseph Whitten as Post Master. 34 The estate was well known for the high quality of its wool, 35 which appears to have been its major source of income. It is the McMahons who appear to have been responsible for the addition of the decorative wrought or cast iron verandah balustrade and frieze work by which the house was strongly characterised by the 1920s. 36 This gave the former Inn more of the character of a private residence, although the continuing presence of the sign advertising wine sales may indicate that these continued. In any case, the formerly entirely rural character of the general area began to change from the 1920s, with the opening of collieries such as Liddell, Durham, Hazeldene and Foybrook. Open cut mining commenced in the 1940s, and since that time has considerably expanded. 25 Maitland Mercury, 21 August See, for example, Maitland Mercury, 2 November 1861, 24 September Singleton Argus, 24 July Singleton Argus, 10 July Maitland Mercury, 6 March Singleton Argus, 12 June Singleton Argus, 8 April Elizabeth Parkinson, Former Half-Way House. 33 Singleton Argus, 5 January Singleton Argus, 11 January For prices obtained per bale, see for example Singleton Argus, 1928, reproduced 30 January Elizabeth Parkinson, Former Half-Way House. Page 11

13 After Michael McMahon s death, the property passed to his son, Edward; following his own demise and the establishment of a trust over the property, 37 the former inn accommodated the estate manager, while members of the McMahon family appear also to have resided there at different times. Figure 6. The former Inn, showing decorative iron lace work balustrade and frieze work The Role of the Electricity Commission of NSW In 1961 the property was purchased by J. Cavanagh, the manager, whose widow in 1966 sold it to the Electricity Commission of New South Wales ( ELCOM ), 38 which planned to develop a power station and associated collieries nearby. By this time, the New England Highway had bypassed the former inn, leaving no opportunity for its use as commercial premises even on a modest scale. By this time, most of the iron lace work on the verandah appears to have been replaced by fibro sheeting. By this time, too, the three main buildings and the outbuilding had become rather rundown, with evidence of termite activity. The property was, nevertheless, leased to tenants. Following a legal dispute, the property was vacated in about By the end of that year, valuable fittings had been stolen, while in 1980 the internal cedar doors and much of the main hall stairway had also disappeared. The buildings had now become uninhabitable, with the roof no 37 Singleton Argus, 12 August Elizabeth Parkinson, Former Half-Way House. 39 Sue Rosen, The Chain of Ponds Inn, p. 18. Page 12

14 longer being watertight. 40 The last vestiges of iron work on the balcony or verandah is said to have been removed by Figure 7. This view shows the former Inn after its acquisition by Elcom. Note the former New England Highway bridge in the foreground Heritage Recognition Despite its dilapidation, the complex was placed under an Interim Conservation Order in 1981; this was made permanent in late In 1985 the Heritage Council authorised work to arrest the further decline of the buildings. This, completed in 1987, appears to have consisted mainly of the re-roofing of the three main buildings, shown in the plan as A, B and C. 43 Tie-rods, steel columns and timber pit props were used as necessary. Some re-rendering and re-pointing work was also performed, but this was counterproductive because of the use of inappropriate materials. The loss of second storey floor in Building B may substantially have detracted from its stability, although it is understood that termite damage had already had a similar effect. The fibro and weatherboard outbuilding (Building D), originally used for storage and ablutions, and possibly as a smithy, and dating from the McMahon 40 Ibid., p Elizabeth Parkinson, Former Half-Way House. 42 Sue Rosen, The Chain of Ponds Inn, p Ibid. Page 13

15 era, does not appear to have been included: by the turn of the present century it had fallen into ruin; it collapsed in a windstorm in Having been included in the State Heritage Register in April 1999, Buildings A, B and C now enjoy the protection of the Heritage Act 1977 (NSW), with the registered proprietor having consequent responsibilities for its maintenance. The Register of the National Estate (RNE) was closed in 2007, and is no longer a statutory list; it is now maintained on a non-statutory basis only, as a publicly available archive and educational resource. The National Heritage List is now its equivalent in so far as non-commonwealth property is concerned. The former Chain of Ponds Inn is not included in this List, although its previous inclusion in the RNE remains as evidence of its level of assessed heritage significance. Page 14

16 5. PHYSICAL CONDITION REPORT BUILDING A 5.1 EXTERNAL ELEVATIONS NORTHERN ELEVATION Figure 8- Northern Elevation. Page 15

17 Figure 9- Northern Elevation. Ground Level Northern Elevation: o Two symmetrically placed double hung sash windows with stone sill (no glass remaining in either side of central entry door sidelights). o Central arched entry door with sidelights (glass broken). o Smooth sandstone ashlar stonework. Stonework damaged by rising damp for full length of verandah from plinth to fourth course, evidence of cement render to attempt repair. Increased damage at Eastern end possibly originally caused by Eastern Facades downpipe that formerly finished approx. 1m from the ground. This was later remedied, but the pipe has been dislodged by a recent wind storm. o Damp continues to move higher past first three courses, although its progress has been somewhat slowed. o Painted timber verandah columns on stone bases show termite damage. o Mid-Victorian stone paving on verandah. Paver stone nosings are cracked and broken on east and west ends. o Downpipes have been connected to a storm water system. Page 16

18 Figure 10- Damage to stonework and paving. Page 17

19 Figure 11-Verandah columns damaged by termites. Figure 12- Cracked and damaged paver nosings. Page 18

20 Figure 13- Mid-Victorian stone pavers, damaged by weathering. Figure 14- First floor of verandah, showing pediment, two windows and door. Page 19

21 Figure 15- Eastern end of first floor. Figure 16- Western end of first floor. Page 20

22 5.1.2 EASTERN ELEVATION Figure 17- Eastern Elevation. Sandstone Block Building: o Four symmetrically placed double hung sash windows with stone lintels and stone sills. o Dampness apparent near lower northern window. o Stonework has a draughted and pointed finish. o New galvanised metal downpipes on either end of building, both intact. Evidence of dampness (affecting stonework) where downpipe once again finishes approximately one metre from the ground, following storm damage. o One stone chimney in the centre of the elevation. Second course from top slightly dislodged. Page 21

23 Figure 18- Image showing dampness around window, and inappropriate cement render repair to lower courses of sandstone. Portion of downpipe connecting to stormwater system has been dislodged by a recent wind storm, re-introducing the damp problems previously mitigated by drainage works. Vegetative re-growth is evident. Page 22

24 Figure 19- Draughted and pointed finish to stonework. Page 23

25 Figure 20- Eastern (Southern addition) elevation, showing entrance to cellar. Brick Addition: o Sandstock brickwork Colonial bond wall. Evidence of fretting and cracking in brickwork and verandah cement due to dampness; gutter requires inspection for potential problems. o Two upper level double hung sash windows. Stone sill and brick flat arch lintel. o One lower level window with stone sill and brick flat arch lintel. o Two lower level external doors. Both doors missing. o Severe cracking to brickwork above southern most door, cracking up to the window on upper level. o Verandah cement render cracking horizontally and vertically at base. Sections of cement render have come off wall in cellar courtyard area. o Large movement gap where the older and newer wings join. o Former power box has now been removed. o Electricity connector point on southern end of wall. o Base/plinth of brickwork cracking and broken. o Timber verandah posts intact. o Verandah roof sheeted in Zincalume, with timber structure. Page 24

26 5.1.3 SOUTHERN ELEVATION Figure 21- Southern Elevation showing brick (left) and sandstone (right) wings. Brick addition: o Sandstock brickwork Colonial bond wall. Evidence of fretting and cracking in brickwork below and above window. o One double hung sash window on lower level with stone lintel. o Foundation of two courses of stone blocks, showing signs of fretting. o Two galvanised iron downpipes at either end of wall emptying into drains. Page 25

27 Figure 22- Stonework foundation fretting, and fretting of brickwork. Sandstone Block Building: o Stonework wall has a draughted finish to the block edges and has been pointed, showing continuing fretting to eastern side. o Five double hung sash windows with stone sills and stone lintels. o Cement render over stonework breaking off at cellar entrance. o Foundation stonework has in places suffered severe fretting through dampness, primarily in the cellar. Figure 16A- Evidence of severe spalling in cellar area. Page 26

28 Figure 23- Stonework fretting. Note evidence of original handrail location. Figure 24- Stonework finish (draughted and pointed) and stone window lintels, showing cracking. Page 27

29 5.1.4 WESTERN ELEVATION Figure 25- Western Elevation. Brick Addition: o Solid sandstock brick wall in Colonial bond. Evidence of fretting and cracking in brickwork at lower level of wall. o Sandstone block foundation, missing one block, making an entry to the sub floor. o Sandstone footing blocks are spalling. o Two symmetrically placed double hung sash windows at upper level with stone lintel and brick flat arch lintel. o Three vents in wall, two on lower level, one on upper level. o Large crack in brickwork between northern window and joint of two buildings. o Movement joint between the two buildings has previously been concealed by metal trim. o Timber fascia on eaves has a broken board at southern end of wall. Page 28

30 Figure 26- Brick fretting, displacement and rising damp damage to sandstone footing blocks. Figure 27- Sub floor access due to missing sandstone block, allowing entry by water and vermin to subfloor area. Page 29

31 Figure 28- Ornate ventilator in sandstock brick wall. Figure 29- Large crack in brickwork; void between the original inn and the later brick-built wing is concealed by the metal trim. Page 30

32 Sandstone Block Building: o Sandstone wall with a draughted and pointed finish. o Wall showing signs of fretting and spalling. o Damage to bottom three courses and foundation on northern end of wall from rising damp (south-west corner has been appropriately repaired with new sandstone), parts have been cement rendered however, damp is remaining to rise past level of render. o Two double hung symmetrically placed sash windows, two on upper floor, and one on lower floor. Windows all have stone sills and stone lintels. o Lintel above lower floor window has large crack at centre. Sill of same window also cracking. o One external door with timber and metal sheet awning with three stairs and a small path to same. o Two galvanised iron downpipes at either end of wall are connected to drains. Figure 30- Joint of two buildings showing draughted and pointed finish on sandstone blocks, also note metal trim. Page 31

33 Figure 31- Crack in stone lintel, stone sill and damage to lower three courses of stonework (which has been rendered and coursed) from rising damp. Note termite bait. Page 32

34 Figure 32- Detail of sandstone wall. Page 33

35 5.2 GROUND FLOOR INTERNAL ROOM 1 North Wall: o Two symmetrically placed double hung sash windows. o Western-most window retains cedar frame except upper architrave. o Crack in wall above same. o Eastern most window cedar frame is missing. o Both windows have no intact glass remaining. o Partial cedar skirting remains. o Lined with wallpaper which is peeling and has damage from past water ingress. o Electrical cable from ceiling near western-most window. South Wall: o Fireplace surround missing, including mantle, hearth, pilaster and fender. o Wallpaper showing signs of past dampness and peeling. o Skirting boards missing. East Wall: o One internal door. Door and door frame missing. o Wallpaper showing signs of past dampness and peeling. Page 34

36 West Wall: o One symmetrically placed double hung sash window. Two cracks above window. o Cedar window frame remains except the upper architrave. o Wallpaper showing signs of dampness. o No skirtings. Ceiling: o Lathe and plaster with decorative battens. o Evidence of apparent water damage and sagging. o Missing ceiling lining section showing apparent termite damage to first floor framing and ceiling battens under. o No light fixtures. Floor: o Timber floorboards. o Hole in South-East corner where floorboards have been previously removed. Figure 33- North Wall showing damage to windows, missing frame and glass. Note cracks above western window head. Damp-damaged wallpaper. Page 35

37 Figure 34- Detail of wallpaper. Figure 35- Damage to fireplace on South Wall. Cracking plaster and missing elements of fireplace. Page 36

38 Figure 36- Past water damage to ceiling, and missing plaster. Page 37

39 Figure 37- Termite damage to joists and battens in ceiling. Page 38

40 Figure 38- Western Wall window missing upper architrave and wall architrave. Note crack in wall above window. Page 39

41 Figure 39- Damaged floorboards, concealed by plywood sheeting, in front of fireplace. Page 40

42 5.2.2 ROOM 2 North Wall: o Two symmetrically placed double hung sash windows. o Both windows missing upper architrave. Remainder of cedar window frame intact. o Neither window has any intact glass remaining. o No skirtings remain. o Wallpaper showing signs of dampness and peeling. o Apparent water damage to lower section of wall. o Crack above eastern-most window. South Wall: o Fireplace surround missing including mantle, hearth, pilaster and fender. o Wallpaper showing signs of dampness and peeling. o No skirtings remain. o One small section of skirting remains in front of fireplace. o Signs of dampness on lower and upper parts of wall. East Wall: o One symmetrically placed double hung sash window. o Window missing internal frame. o Evidence of past water damage in south-east corner. o No skirtings remain. Page 41

43 West Wall: o One internal door. o Door and door frame missing. o Damaged wallpaper lining. o Some dampness near bottom of wall. o Large crack from ceiling height to top of door frame. o Skirting missing. Ceiling: o Corrugated iron lining to ceiling. o One light fitting, no fixture. Floor: o Timber floorboards. o Small void in north-east corner from missing boards. Page 42

44 Figure 40- North wall showing damaged window, missing plaster and added battens. Page 43

45 Figure 41- North-east corner showing water damage, missing skirtings, peeling wallpaper, missing plaster, added battens, void in floor and missing window frame parts. Page 44

46 Figure 42- South wall showing damaged fireplace and remaining skirting. Page 45

47 Figure 43- Western wall showing past water damage, and crack above door. Page 46

48 Figure 44- Eastern wall showing missing skirtings and plaster, added battens and damaged wallpaper. Note termite bait. Page 47

49 Figure 45- Floorboards and damaged fireplace. Page 48

50 Figure 46- Corrugated ripple iron ceiling lining. Note remains of electric light fitting. Page 49

51 5.2.3 ROOM 3 North Wall: o Fireplace surround missing including mantle, hearth, pilaster and fender. o Wallpaper showing signs of dampness and peeling. o Skirtings missing. o May be some dampness to lower and upper parts of wall. o Plaster chipping from above fireplace. South Wall: o Two symmetrically placed double hung sash windows. o Eastern window retains cedar frame. Crack in wall above same window. o Western window missing cedar internal frame. Both windows have no intact glazing. o No cedar skirting remains. o Wallpaper peeling and showing signs of past water damage. West Wall: o One internal door opening, missing its door. o Wallpaper is peeling and showing signs of apparent water damage. East Wall: o One symmetrically placed double hung sash window. o Window missing cedar on reveal and internal frame. o Wallpaper lining peeling may have signs of dampness. Page 50

52 Ceiling: o Fibrous plaster ceiling with stained timber battens, possibly Douglas Fir ( Oregon ). o Showing signs of past dampness. Floor: o Timber floorboards. Figure 47- North wall showing dismantled fireplace, missing skirtings and peeling wallpaper. Page 51

53 Figure 48- South East corner showing damage to windows, missing skirting boards, peeling wallpaper and signs of past dampness in ceiling. Page 52

54 Figure 49- Western wall with missing doorframe and past water damage to wall. Page 53

55 Figure 50- Southern wall with peeling wallpaper and missing window lights. Skirting boards are missing. Page 54

56 Figure 51- Fibrous plaster ceiling with decorative cedar battens, still in fair condition. Page 55

57 Figure 52- Rodent nest in north-eastern corner has been removed. Skirting boards are missing. Some floorboards have apparently been repaired. Page 56

58 5.2.4 ROOM 4 North Wall: o Fireplace surround, including mantle, hearth, pilaster and fender, missing. o Wallpaper showing signs of past dampness and peeling. o Signs of dampness in wall from ceiling to picture rail. South Wall: o Two symmetrically placed double hung sash windows. o Painted timber window frames bars. o Both windows missing partial internal frame. West Wall: o External doorway opening, missing door leaf. o Large amount of water damage from ceiling to picture rail. East Wall: o Internal doorway opening, missing door leaf. o Large triangular crack above door from ceiling to door frame. o Wallpaper showing signs of dampness and peeling. Ceiling: o Painted timber boards, missing boards in centre of room. Floor: Timber floorboards, missing in North East corner forming void. Page 57

59 Figure 53- Fireplace missing including mantle, hearth, pilaster and fender. Note added battens. Page 58

60 Figure 54- Window furniture for southern window is missing; note view to 1890s extension, and missing plaster. Page 59

61 Figure 55- Western wall showing past water damage, missing plaster and added battens. Page 60

62 Figure 56- Missing and broken floor boards now covered by plywood sheeting. Page 61

63 Figure 57- Missing and broken boards in ceiling, showing termite damage. Page 62

64 5.2.5 ROOM 5 (Hallway) North Wall: o Central arched entry door with sidelights. Door leaf missing. o Glass broken in sidelights. o Large cracks in plaster above Mid-Victorian flat arch. o Cedar dado boards remain on either side of doorway. o Internal door frame missing. South Wall: o One external door. Door leaf now detached, lying on ground. Door frame missing. o Dado boards missing. o Upper half of stairway and landing missing. Balustrade missing. o Termite damage evident on underside of stairs. o No skirting boards remain. East Wall: o Two internal doors, both missing frames and door leaves. o Dado boards remain in northern half of hallway and missing in southern half of room. o Large cracks above both doorways. o Wallpaper showing signs of dampness and peeling. o No skirtings remain. o Plaster cracking and breaking away from mid-victorian flat archway columns in centre of room. Page 63

65 West Wall: o Two internal doors, both missing frames and door leaves. o Dado boards remain in Northern half of room and missing in southern half of room. o Large crack above northern most doorway. Large amount of apparent termite damage above southern most doorway. o Wallpaper showing signs of past dampness and peeling. o No skirtings remain. o Plaster cracking and breaking away from Mid-Victorian archway columns in centre of room. Ceiling: o Northern half of room has two ceiling roses, both largely intact and painted. o Southern half of room has an intact painted pressed metal ceiling. Floor: o Timber floorboards, missing in some sections, leaving voids. o Large void in floor at entrance to Room 2. Page 64

66 Figure 58- North wall showing mid-victorian arch, cracking plaster around arch, peeling wallpaper and missing door frames. Front door has been better secured. Page 65

67 Figure 59- View to southern external door, showing archway with peeling paint and some loss of plaster. Note temporary scaffolding providing access to first floor. Page 66

68 Figure 60- Stair missing balustrade and dado boards (note dado also missing on eastern wall). Note temporary scaffolding providing access to first floor. Page 67

69 Figure 61- Eastern wall showing remaining dado boards, missing door frame, missing plaster with added battens, and peeling wallpaper. Void in floor now covered by plywood sheeting. Page 68

70 Figure 62- Western wall showing damaged door frame, missing dado boards and skirting boards, and peeling wallpaper. Page 69

71 Figure 63- Termite damage at entrance to Room 4. Page 70

72 Figure 64- Damaged door frame to room 4. Note temporary scaffolding providing access to first floor. Page 71

73 Figure 65- Pressed metal ceiling rose in northern half of hallway. Page 72

74 Figure 66- Pressed metal ceiling in southern half of hallway. Page 73

75 Figure 67- Damage timber floorboards. Page 74

76 Figure 68- Large void (concealed) in floor at entrance to Room 2. Page 75

77 5.2.6 ROOM 6 North Wall: o Two symmetrically placed double hung sash windows opening internally. o Painted window frames. Both windows missing partial frame. o Stone block work with lime wash finish. South Wall: o One internal doorway, missing door. o Sandstock brickwork with lime wash finish. East Wall: o Sandstock brickwork with lime wash finish. o One external door, missing door leaf which has fallen to the floor. Door frame remains intact. o Large vertical crack above doorway. West Wall: o Sandstock brickwork with lime wash finish. o Large cracks evident in corner above stair landing. o Termite damage to staircase, rendering it potentially unsound. No balustrade. Handrail displaced. Staircase unstable. Ceiling: o Painted timber boards. Page 76

78 o Cracks evident in timber boards. Floor: o Timber floorboards intact. Figure 69- Western wall, showing damaged staircase. Page 77

79 Figure 70- Painted timber ceiling showing signs of past dampness, and severe termite damage. Page 78

80 5.2.7 ROOM 7 North Wall: o One internal doorway, door leaf missing. o Sandstock brickwork with lime wash finish. South Wall: o One symmetrically placed external double hung sash window. o Window glass broken. Window frame remains intact. o Sandstock brickwork with lime wash finish. East Wall: o One external door, missing door leaf. Frame remains intact. o Sandstock brickwork with lime wash finish. West Wall: o Fireplace surround, including mantle, hearth, pilaster and fender, completely missing. o Displaced bricks lying inside fireplace. o Sandstock brickwork with lime wash finish. o Large cracks in brickwork above fireplace. o Large crack in brickwork on southern side of fireplace. Ceiling: o Ceiling coming away from roof. o Large amount of apparent termite damage present. Page 79

81 Floor: o Timber floorboards remain intact. Figure 71-South west corner showing damage to fireplace and large cracks above same. Faux tiling boards dislodged. Page 80

82 Figure 72- Majority of ceiling lining boards have now collapsed due to termite damage. Page 81

83 Figure 73- North-east corner showing debris from collapsed ceiling boards. Plywood sheeting was clearly installed during the Elcom period. Page 82

84 Figure 74- Faux tiling boards dislodged; cupboards have been removed. Page 83

85 5.3 FIRST FLOOR INTERNAL ROOM 1 North Wall: o Two symmetrically placed double hung sash windows. o Window frames remain; glazing bars removed. o Crack in wall above same. o Skirting boards missing. o Only a small portion of plaster remains. o Some cracking is evident. South Wall: o Plaster remains largely intact. o Wallpaper is missing, although small remnants remain. o Skirting boards are also missing. East Wall: o One internal doorway. Door leaf and frame missing. o Some door architraves remain. o Plaster is missing. o Wallpaper is missing. o Skirting boards have been removed. Page 84

86 West Wall: o One symmetrically placed double hung sash window. o Cedar window frames remain; some glazing bars damaged or missing. o Plaster is missing. o Wallpaper is missing. o Skirting boards have been removed, but some are stored proximally. o Cracking is evident. Ceiling: o Varnished tongue in groove boards. o Evidence of past water damage and sagging, although some areas are in fair condition. o No light fixture, although a portion of electrical lead remains. Floor: o Timber floorboards. o Floor is covered with debris. Figure 75- Western Wall showing substantially intact frame and some damaged or missing glazing bars. Cracking is evident. Note varnished tongue in groove ceiling boards. Page 85

87 Figure 76- Northern wall. Glazing bars are missing. A small portion of plaster remains. Some cracking is evident. Page 86

88 5.3.2 ROOM 2 North Wall: o Two symmetrically placed double hung sash windows. o Both windows missing cedar architraves. o One sash of western-most window missing. o Frames and glazing bars of sashes are missing. o Skirting boards missing. o Wallpaper showing signs of past dampness and peeling. o Some plaster is missing. o Some cracking is evident. South Wall: o Most plaster is missing. o Skirting boards are missing. o Battens have been fitted. o Signs of past dampness. East Wall: o One symmetrically placed double hung sash window. o Window architraves missing. o One window sash missing. o Skirting boards are missing. o Plaster has been removed. o Battens have been fitted to wall. Page 87

89 West Wall: o One internal doorway. o Door leaf, and architraves missing. o Remaining portion of door frame is damaged. o Some cracking evident. o Skirting missing. Ceiling: o Some tongue in groove ceiling boards have been damaged by damp, or are missing o Signs of termite damage. o Remaining boards are varnished. Floor: o Timber floorboards. o Signs of past dampness and rot. Figure 77- North wall showing damaged window and water damage. Page 88

90 Figure 78- North East corner showing water damage, missing skirtings, peeling wallpaper, hole in floor and missing window frame parts. Page 89

91 5.3.3 ROOM 3 North Wall: o Much plaster remains extant, and is in fair condition. o Wallpaper has been removed. o Skirting boards are missing. o Little sign of past dampness. o Painting appears to have occurred during later period of residential occupancy. South Wall: o Two symmetrically placed double hung sash windows. o Cedar window frames and glazing bars are in danger of collapse. o Most plaster has been removed. o Wallpaper has been removed. o Cracking is evident. West Wall: o One internal doorway, missing its door leaf. o Most architraves are missing. o Some signs of past dampness. o Cracking is evident. East Wall: o One symmetrically placed double hung sash window. o Window frame and glazing bars are substantially intact. o Plaster has been removed. o Battens have been fitted to support stonework. Page 90

92 Ceiling: o Tongue in groove ceiling boards have partially collapsed. o Termite damage and past effects of dampness evident. o Remaining boards are painted. o Some electrical leads are in place; steel conduit. Floor: o Timber floorboards, partially obscured by debris. Figure 79- East wall, showing missing plaster, added battens, and some cracking. Page 91

93 Figure 80- South-east corner showing damage to ceiling, remnant plaster and electric light fitting. Shingle roof battens can be seen on rafters. Page 92

94 5.3.4 ROOM 4 North Wall: o Plaster substantially intact. o Wallpaper is missing. o Some small spots of remnant wallpaper remain. o Signs of past dampness. o Skirting boards remain. South Wall: o Two symmetrically placed window apertures. o Cedar frames almost completely missing. o Sashes are missing. o Window architraves are missing. o Most plaster remains extant. o Wallpaper is missing. o Skirting boards remain. West Wall: o Symmetrically placed double hung sash window. o Window frames, glazing bars and lights are intact. o Much plaster above and below is missing. o Wallpaper is missing. o Skirting boards remain. East Wall: o Internal doorway, missing door leaf. o Door architraves are missing. o Some cracking evident. Page 93

95 o o Most plaster remains. Wallpaper has been removed. Ceiling: o Painted timber boards, missing boards in centre of room. Floor: o Timber floorboards. Some signs of damp and termite damage; some voids present. Figure 81- South wall, showing missing window frames and sashes. Page 94

96 Figure 82- South-western and western walls, showing difference in the condition of windows. Page 95

97 5.3.5 ROOM 5 North Wall o External Wall: o Plaster mostly intact. o Wallpaper missing. o Verandah door missing, replaced by Elcom-era timber door. o Door frame mostly removed. o Architraves missing. o Some cracking is evident. o Cedar dado boards are missing. o Skirting boards are missing. o Vestibule: o Plaster mostly intact. o Wallpaper missing. o Internal door leaf remains, but may not be original. o Severe termite damage to internal timber studs and laths. South Wall: o Symmetrically placed double-hung sash window. o Window frames, architraves, sill, sashes and glazing bars are intact, protected from theft by void formerly occupied by stairway (stolen c. 1980). o Upper stairway, balustrade and landing missing. o Plaster remains extant, with signs of dampness. o Single electrical fitting remains. Page 96

98 East Wall: o Two internal doors, both missing architraves and door leafs. o Dado boards are missing. o Cracks above both doorways. o Much plaster remains extant, but with some voids. o Remaining wallpaper showing signs of past dampness and peeling. o No skirtings remain. o Some cracking is evident. West Wall: o Two internal doors, both missing architraves and door leafs. o Remaining door frames are termite damaged. o Dado boards are missing. o Remaining wallpaper showing signs of past dampness and peeling. o Skirting boards are missing. o Plaster is mostly extant, with some voids. Ceiling: o Many varnished tongue in groove ceiling boards remain, with some past water damage and termite damage evident. Floor: o Timber floorboards, with voids in some sections, mainly from termite damage although some rot present. o Large hole in floor at entrance to Room 2. Figure 83. View to Northern external wall, showing doorways to Vestibule and Room 2. Page 97

99 Figure 84- Figure 85- Ceiling lining boards, showing water and termite damage. Page 98

100 Figure 86- Doorframe leading to Room 3, showing termite damage and missing architraves. Page 99

101 Figure 87. Northern internal wall, showing Elcom-era door. Note missing door jamb, frame and architraves. Page 100

102 Figure 88. Internal wall between hallway and vestibule, showing severe termite damage to studs and laths. Page 101

103 Figure 89. Detail of southern window, showing its relatively good condition. Page 102

104 Figure 90. The substantially intact southern window, protected from theft/damage by the void of the stolen staircase. Note remnant architrave at top of doorway to Room 3. Page 103

105 Figure 91. Damaged doorway to room 2; note peeling wallpaper. A surviving portion of architrave is seen at right. Page 104

106 Figure 92. Northern vestibule, showing largely intact door frame and architraves, with missing door leaf. Note battens, and water damage to wallpaper. Page 105

107 5.3.6 ROOM 6 o Inspection of this room was not possible, due to the instability of the connecting staircase. Page 106

108 Figure 93- Western wall showing unstable staircase. Figure 94- Painted timber ceiling showing signs of dampness. Page 107

109 5.3.7 ROOM 7 o Inspection of this room was not possible, due to the instability of the existing staircase. Page 108

110 6. PHYSICAL CONDITION REPORT BUILDING B 6.1 EXTERNAL ELEVATIONS Northern Elevation Figure 95-Northern Elevation o o o o Sandstone block wall with draughted and pointed finish. Two large vertical cracks from ground to roof. First three stone courses plus foundation damaged by rising damp. Endplates of two horizontal steel tie supports through wall. Page 109

111 Figure 96- Damaged stonework and steel tie support in wall. Figure 97- Vertical cracks and steel tie supports. Page 110

112 6.1.2 Eastern Elevation Figure 98- Eastern Elevation o o o o o o o Five windows, three on upper level and two on lower level. Southern two windows unable to be inspected/visualised due to ivy growth. Ivy should be removed to assist in maintaining normal moisture level in stonework behind. Windows have stone lintels and stone sills. One external door with stone lintel. Sandstone block wall has a draughted and pointed finish. Large vertical cracks from centre upper window to door. Rising damp evident in lower six courses of stonework. Patchy hard cement render on lower third of wall shows a previous attempt to repair damage from rising damp. Page 111

113 Figure 99- Ivy growth on Eastern Elevation has been removed. Downpipe has been dislodged by recent windstorm. Page 112

114 Figure 100- Rising damp visible on northern end of wall. Page 113

115 Figure 101- Vertical cracking below upper window. Page 114

116 6.1.3 Southern Elevation Figure 102- Southern Elevation o o o Sandstone block wall with draughted and pointed finish. Endplates of two horizontal steel tie supports through wall. Rising damp damage evident to lower three courses of stonework. Page 115

117 Figure 103-Rising damp damage. Page 116

118 6.1.4 Western Elevation Figure 104- Western Elevation o o o o o o o Sandstone block wall with draughted and pointed finish. Evidence of severe movement in wall, large vertical crack from roof to doorway opening head. Endplates of four horizontal steel tie supports through wall. Three symmetrically placed upper level double hung windows. Two lower double hung windows. Windows have stone sills and stone lintels. One lower level external doorway with timber door. Stonework damaged by rising damp for full length of wall from foundation to fourth course, evidence of cement render to attempt repair. Damp continues to move higher past first three courses. Sound Zincalume roof sheeting. Page 117

119 Figure 105-Damage from damp, showing attempted repairs. Page 118

120 6.2 GROUND FLOOR INTERNAL All internal walls and floors have been removed, leaving only steel cross tie bracing and roof supports. North Wall: o Sandstone block wall with lime wash finish. o Evidence of a previously collapsed or removed northsouth wall. o First three courses have been repaired with bricks (damage caused by rising damp). o Openings in between stonework on lower three courses, damage from rising damp. o Evidence of a previously collapsed or removed upper floor level. South Wall: o Sandstone block wall, with lime wash finish. o Evidence of a previously collapsed or removed northsouth wall. o First three courses have been repaired with bricks and stone blocks (damage caused by rising damp). o Evidence of a previously collapsed or removed upper floor level. East Wall: o Three upper and two lower level symmetrically placed windows. No galzing in situ. o One external door, missing its door leaf. o Ivy entering building via roof eave. o First four courses have been repaired with bricks (damage caused by rising damp). o Damp is continuing to rise above repaired bricks. West Wall: o Three upper and two lower level windows. No glazing in situ. o One external door with painted timber door leaf. o First three-five courses have been repaired with bricks and stonework (damage caused by rising damp). Ceiling: o Exposed underside of roof structure. o Non-original steel and timber framing in roof structure, and sound Zincalume metal roof sheeting. o Original roof framing appears to have previously collapsed from apparent former termite damage. Floor: o Partial remains of brick and concrete slab. o Concrete slab has been removed to decrease the amount of rising damp. o Floor consists of dirt and debris. Page 119

121 Figure 106- Northern Wall, showing repairs to lower courses as a result of rising damp damage. Page 120

122 Figure 107- Southern wall, with repairs to lower courses. Page 121

123 Figure 108- Eastern wall showing previous repairs to stonework Page 122

124 Figure 109- Past repairs to Western wall. Page 123

125 7. PHYSICAL CONDITION REPORT BUILDING C 7.1 EXTERNAL ELEVATIONS Northern Elevation Page 124

126 Figure 110- Northern Elevation. o o o o Sandstock brickwork with sandstone block quoining on a sandstone foundation. One narrow fixed steel framed louvre window without glass with possibly recent tooled render lintel. Cement render to western end of wall in apparent poor attempt to repair damage caused by rising damp. Rising damp evident along bottom 1m of wall. Page 125

127 Figure 111- Damage from rising damp up to window. Figure 112- Rising damp damage to foundation and evidence of use of inappropriate cement, rather than lime, render at western end of wall. Page 126

128 7.1.2 Eastern Elevation Figure 113- Eastern Elevation. o o o o o o o Sandstock brickwork with sandstone block quoining, on a sandstone foundation. Four symmetrically placed upper level windows and one external lower level door. Three sandstone quoins on the northern end are oversized, extending approx. 300mm from the building. Damage to window frames, bricks chipped and evidence of brick replacement. Evidence of rising damp on the lower 2m of the wall. Large crack with significant gap from upper level window to doorway. Chimney is inadequately supported, and is out of true. Page 127

129 Figure 114- Large crack extending from window sill to door lintel. Page 128

130 Figure 115- Oversized quoins and rising damp repairs. Page 129

131 7.1.3 Southern Elevation Figure 116- Southern Elevation. o o o o o o Sandstock brickwork with sandstone block quoining, on a sandstone foundation. One upper level window with flat stone arched lintel, previously a door, evidence of brick infill to convert door to window. Infill now showing large vertical cracking. One lower level narrow fixed steel framed louvre window without glass. Three lengths of timber projecting from upper level below window, most probably the landing of a former external staircase. One galvanised steel downpipe continuing into drain. Evidence of previous repairs to areas damaged by rising damp. Page 130

132 Figure 117- Cracking to infill brickwork. Figure 118- Previous repairs to areas damaged by rising damp. Page 131

133 7.1.4 Western Elevation Figure 119- Western Elevation. o o o o o o Sandstock brickwork with sandstone block quoining on a sandstone foundation. Four symmetrically placed upper level windows with sandstone sills and flat stone arched lintels. Three lower level external doors with flat stone arched lintels. Evidence of rising damp at lower 1.5m of wall, particularly to the northern sandstone foundation which has previously been cement rendered. Evidence of brick repair, possibly to attempt to stabilise bowing of the wall. Numerous vertical cracks from window sills to door lintels. Page 132

134 Figure 120- Damage caused by rising damp and cracks above doors. Page 133

135 Figure 121 Rising damp damage to southern end of wall. Page 134

136 Figure 122- Sandstock brick infill and bowing wall. Page 135

137 7.2 GROUND FLOOR INTERNAL ROOM ONE North Wall: o Sandstock brick wall with lime wash finish and one narrow fixed steel framed louvre window without glass. o Cement render to lower 1/3 of wall, repair of damage caused by rising damp. South Wall: o Internal stud framed partition wall visible, lining of wall has been removed. o Large amount of breakage in southern side of Room 2 s northern wall lining. West Wall: o Sandstock brick wall with lime wash finish. o Cement render to lower 1/3 of wall, repair of damage caused by rising damp. East Wall: o Sandstock brick wall with lime wash finish. o Large crack in brickwork above doorframe to ceiling. Ceiling: o No ceiling lining. o Timber structure visible. Floor: o Square stone slabs uneven level, all intact. Page 136

138 Figure 123- North-eastern perspective, showing wood-fired washing copper to the left and damaged wall lining to the right. Figure 124- Eastern wall with large crack in brickwork from doorframe to ceiling Page 137

139 Figure 125- Cement render to lower 1m of Western wall. Page 138

140 7.2.2 ROOM TWO (Stairway Hall) North Wall: o Ripped and broken wall lining. South Wall: o Vertical timber boards and flat sheet timber lining. West Wall: o Sandstock brick wall with partial lime wash finish. o One external timber door that jams when shut. o Evidence of newer bricks around doorway, most likely to be repairs to damage caused from rising damp. East Wall: o Sandstock brick wall with partial lime wash finish and cement render to lower 1/3 of wall, possibly repair of damage caused by rising damp. o Outer string of staircase is the only remaining evidence of a former stair in this room. Ceiling: o No ceiling, due to need for stair opening. Floor: o Stone slabs uneven level, all intact. Page 139

141 Figure 126- Eastern wall showing repairs to rising damp and the remainders of the collapsed staircase. Page 140

142 7.2.3 ROOM THREE North Wall: o Timber stud wall without lining. o Unable to visually inspect entire wall due to large stack of bricks blocking views. o Small opening in wall to allow access into room. South Wall: o Lower wall, vertical timber boards. o Upper wall, horizontal timber boards with square opening to allow access to Room 4. West Wall: o Sandstock brick wall with partial lime wash finish and one timber external door opening. o Newer bricks evident around doorway, suggesting door opening was originally larger than current size. East Wall: o Sandstock brick wall with partial lime wash finish. o Evidence of previous door opening that has been bricked in. o Fireplace and chimney above are inadequately supported by colliery roof props. o Rising damp damage evident at base of wall. Ceiling: o Timber structure visible. o Termite damage and termite nest located in joists. Floor: o Stone slab paving. Uneven level, all remain intact. Page 141

143 Figure 127- Termite nest in joists. Note timber roof props supporting the fireplace and chimney above. Figure 128- Rising damp and bricked in door opening. Props again in evidence. Page 142

144 7.2.4 ROOM FOUR North Wall: o Lower wall, vertical timber boards. o Upper wall, horizontal timber boards with square opening to allow access to Room 3. South Wall: o Sandstock brick wall with lime wash finish, on a sandstone block foundation. o One narrow fixed steel bar louvred window without glass. West Wall: o Sandstock brick wall with lime wash finish with one timber external door opening. o Newer bricks evident around doorway, suggesting door opening was originally larger than current size. East Wall: o Sandstock brick wall with lime wash finish on sandstone block foundation. o Evidence of repairs to lower 1m of wall, most likely damage caused by rising damp. Ceiling: o Exposed timber structure, no lining. o Evidence of termite damage and one termite nest located. Floor: o Stone slabs uneven level, all intact. Page 143

145 Figure 129- Evidence of repair work completed to damage caused by rising damp. Figure 130- Termite nest in joists. Page 144

146 Figure 131- Southern wall showing lime washed wall and newer brickwork. Page 145