Elgin Closes Refurbishment

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Laurence Long
6 years ago
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1 Elgin Closes Refurbishment July 2016

2 Introduction The historic fabric of Elgin spans between its ancient castle site to the west and the cathedral to the east. Following the Royal Charter of David I in the 11 th century, as many as 100 burgage plots were created running at right angles to the High Street. In many instances, this has survived into the existing townscape with the lines of the Closes following those thousand year burgage boundaries. Over the years, the Closes provided essential accommodation for the people of Elgin. The 20 th Century saw their redevelopment and a different method of housing provision. Tenants of the Closes were gradually moved out into peripheral local housing schemes. The Closes themselves became empty and neglected. Various projects and developments have looked to rehabilitate several of these Closes and the current quality of the Closes various considerably. This study looks to examine the condition of the following Closes and make recommendations for their approval. 37 High Street - Courant Court 44 High Street - Red Lion Close 50 High Street - Shepherd s Close High Street - Fife Arms Close High Street - Harrow Inn Close 160 High Street - White Horse Close 175 High Street - Walker s Close High Street - City Arms Close 211 High Street - Victoria Close Leslie Hutt Architect Consultant Fiona Sinclair Architect, Conservation Consultant

3 154 2 Elgin Closes 1.00 Contents and Executive Summary High Street - Courant Court High Street - Red Lion Close High Street - Shepherd s Close High Street - Fife Arms Close High Street - Harrow Inn Close High Street - White Horse Close High Street - Walker s Close High Street - City Arms Close High Street - Victoria Close Components Drawings and Specification Leslie Hutt Architect 1.01 June 2016

4 154 2 Elgin Closes Executive Summary The key elements of the study are either maintenance items or areas for intervention. Gutter repairs and repointing issues all have detrimental effects on the property from short term appearance to longer term deterioration of the fabric of the buildings. This report highlights areas of concern which will be costed and included in the works. Other items are more direct interventions. Ground finishes will be a significant cost item and likely to transform many of the Closes. Priorities can be given to more significant thoroughfares to ensure maximum return for the community. Street lighting can be upgraded in conjunction with Moray Council with the possibility of contributions under energy saving funding. The opportunity also exists to use ground lighting to the pends themselves, illuminating features to walls and making them more attractive The issue of gates has been looked at with recommendations made. While this may be feasible, consideration needs to be given to how this affects the users, residential and commercial, as informed by public consultation. Further issues will arise in fitting additional access systems and fire escape mechanisms. The need for signage policy has been highlighted but this can vary throughout the project. Some Closes are more commercial than others and this should be reflected in the signage used. Other Closes to the West end are less commercial and it would be appropriate to use more low key signage. The issue of bins is significant in most of the Closes. While the impact may be reduced by management, the actual presence of the bins cannot be designed out. Suggestions have been made on screening. If the concept is acceptable this will require further discussion with Planning. Leslie Hutt Architect 1.02 June 2016

5 1542 CARS Closes, Elgin Courant Close Summary and Photographs Location Description Recommendations Status Cost E,U or N Paving Entrance concrete setts Marker slab required Pend concrete setts Option A-weed kill and regrout Option B -Replace with stone slabs and setts Close precast slabs with setts to margins to remainder of pend Option A-weed kill and regrout Option B -Replace with stone slabs, stone channel and setts stepped footing to east and west elevations concrete slabs in poor condition Walls Pend fairfaced stonework and painted Rainwater goods West elevation generally cast iron Hungry joints due to defective rainwater goods Hungry joints to base course and generally window/door openings partially blocked up with fairfaced blockwork replace short lengths of plastic to match existing Insert new stone kerb with paving slab behind specialist clean of stonework and repoint stone. Sample panel required to asses best cleaning option Joints to be repointed in an appropriate lime mortar Rainwater goods to be repaired and joints to be repointed in an appropriate lime mortar Make good with smooth render coloured to match existing stonework clean out, repair and repaint Railings/ ironmongery Elevations Bars to GF window Discuss removal but allow for repainting Extract fans replace in black Gates None at present Gates could be fitted to the pend but this would have implications for accessand through traffic. Listed Building Consent would be required Cables general Minor tidying up required Lighting Pend Currently ceiling mounted vandal proof fitting to u/s of pend with lantern fittings to Close Bin Issue Pend and Doesn t appear to be generally an issue Signage pend Directional signs needed Other furniture Retain light to pend and replace lantern Seat smokers seat to pub replace with better quality seat Leslie Hutt Architect 2.01 June 2016

6 1542 CARS Closes, Elgin Courant Close Etched marker slab fit gates Leslie Hutt Architect 2.02 June 2016

7 1542 CARS Closes, Elgin Courant Close clean up wall and repoint Paint drainage goods etc Clean up and repoint wall/repaint if nescessary Leslie Hutt Architect 2.03 June 2016

Replace extract grille in black powder coated aluminium Fit

8 1542 CARS Closes, Elgin Courant Close clean out and repair/replace rainwater goods Repair stonework to door Replace extract grille in black powder coated aluminium Fit contrasting nosings to stair treads Leslie Hutt Architect 2.04 June 2016

lithomex render repair to blocked up openings/infill

9 1542 CARS Closes, Elgin Courant Close Repaint metalwork Clean out and repair gutters Smooth lithomex render repair to blocked up openings/infill with timber boarding and stain Leslie Hutt Architect 2.05 June 2016

10 1542 CARS Closes, Elgin Courant Close clean out and repair gutters New slab treatment if affordable Leslie Hutt Architect 2.06 June 2016

11 1542 CARS Closes, Elgin Courant Close clean out and repair/repaint gutters Leslie Hutt Architect 2.07 June 2016

12 1542 CARS Closes, Elgin Courant Close Localised repointing Leslie Hutt Architect 2.08 June 2016

13 1542 CARS Closes, Elgin Courant Close Repair gutters and clean up stonework Localised repointing Leslie Hutt Architect 2.09 June 2016

14 1542 CARS Closes, Elgin Red Lion Close Summary of options and photos Location Description Recommendations Status Cost Paving Entrance Marker slab required fit marker slab Pend Close Stone slabs to entrance with cobble/concrete edging precast slabs with cobble/concrete to margins to remainder of close and tarmac to front of new flats Repoint slabs and replace edging with stone setts and channel Option A-weed kill and regrout Option B -Replace slabs etc with stone slabs, stone channel and setts, clean tarmac area Walls Pend painted prepare and repaint Rainwater goods Railings/ ironmongery Close masonry/painted Repaint where previously painted. Render and paint blockwork infill Spalled lintol due to corrosion old iron bars removal of bars to be discussed and stone indent repair required generally Maintenance required clean out, repair and repaint cast iron N/a Gates None at present Functional gates would be difficult to fit to pend and this would have implications for through access. Pend could be gated by Flats. Listed Building Consent would be required Cables General Various cables and satellite dishes Lighting Pend Currently ceiling mounted vandal proof fitting to u/s of pend with basic wall fitting close and column fitting to south. Bin Issue Pend and generally Limited space within pend Cables to be surveyed and tidied up. Discussion required with Owners of flats to fit a communal satellite dish Fit ground mounted fittings to pend, fit wall mounted lantern, and replace column head to match Hard landscaped area to south is used for some bins. Discussion needed to allow communal use, with hard landscaping and screen E,U or N Signage pend Adhoc at present with standard pend and additional owner/tenant signs Signage proposals to be discussed and developed with Planning Authority Leslie Hutt Architect 3.01 June 2016

15 1542 CARS Closes, Elgin Red Lion Close View from High Street Paint Pend Signage strategy needed?? Engraved slab entrance signage Leslie Hutt Architect 3.02 June 2016

16 1542 CARS Closes, Elgin Red Lion Close Engraved slab entrance signage Signage Strategy needed Leslie Hutt Architect 3.03 June 2016

17 1542 CARS Closes, Elgin Red Lion Close Relay/ repoint stone slab New slabbed entrance over mini culvert Cracked slab repaired/regrouted Leslie Hutt Architect 3.04 June 2016

18 1542 CARS Closes, Elgin Red Lion Close Clean up and reform gulleys in stone setts Paint wall Leslie Hutt Architect 3.05 June 2016

coloured render/ or infill with stained boarding Unsightly bins -

19 1542 CARS Closes, Elgin Red Lion Close Encourage stripping out of redundant wiring Stain door Tidy up blocked doorway with smooth coloured render/ or infill with stained boarding Unsightly bins - Small bins can be screened with side screen Leslie Hutt Architect 3.06 June 2016

20 1542 CARS Closes, Elgin Red Lion Close Power wash to remove moss, adjust gulley heights and make good Repaint wall longer term issue Leslie Hutt Architect 3.07 June 2016

21 1542 CARS Closes, Elgin Red Lion Close Can this area be slabbed for storage of large bins with screen fence? Leslie Hutt Architect 3.08 June 2016

22 1542 CARS Closes, Elgin Red Lion Close Leslie Hutt Architect 3.09 June 2016

23 1542 CARS Closes, Elgin Red Lion Close Options on communal aerial systems?? Leslie Hutt Architect June 2016

24 1542 CARS Closes, Elgin Red Lion Close Make good tar to manhole Guttering to be cleaned and checked Leslie Hutt Architect June 2016

25 1542 CARS Closes, Elgin Shepherd s Close Summary of work and photos Location Description Recommendations Status Cost E,U or N Paving Entrance Stone slabs to Repointing of broken slabs required entrance. Pend stone slabs with setts to margins to remainder of pend Close Option A-weed kill and regrout Option B -Replace with stone slabs, stone channel and setts Walls steps to west elevation East elevation West Elevation remove cement pointing and repoint with suitable lime mortar Hungry joints due to defective rainwater goods Hungry joints to base course and generally Spalled lintol due to corrosion old iron bars Hungry joints to base course and generally Old window /hatch openings Gable painted blue Joints to be repointed in an appropriate lime mortar Rainwater goods to be repaired and joints to be repointed in an appropriate lime mortar removal of bars to be discussed and stone indent repair required Rainwater goods to be repaired and joints to be repointed in an appropriate lime mortar Infill with stained timber boarding South Elevation Clean up repaint a more appropriate colour Rainwater Generally replace short lengths clean out, repair and repaint goods cast iron of plastic Railings/ East Bars to GF window Discuss removal but allow for ironmongery elevation repainting Gates None at present Gates could be fitted to the pend but this would have implications for access to The Drouthy Cobbler and through traffic. Listed Building Consent would be required Cables Generally Tidy up required Lighting Pend Currently ceiling mounted vandal proof fitting to u/s of pend with lantern fittings to Close Bin Issue Pend and generally Limited space within pend Signage pend Adhoc at present and strategy required Fit ground mounted fittings to pend, and replace lanterns Garden area off pend is presently used as an external garden area and pend for the Drouthy Cobbler. Discussion required on whether this could be shared. Leslie Hutt Architect 4.01 June 2106

26 1542 CARS Closes, Elgin Shepherd s Close Repaint Pend Engraved slab to entrance Leslie Hutt Architect 4.02 June 2106

27 1542 CARS Closes, Elgin Shepherd s Close Management of bin storage required repaint door/window more appropriate colour Replace signage Strip paint and lime wash pend Leslie Hutt Architect 4.03 June 2106

28 1542 CARS Closes, Elgin Shepherd s Close Repair cracked slabs Bin management required Localised Lime mortar repointing Leslie Hutt Architect 4.04 June 2106

29 1542 CARS Closes, Elgin Shepherd s Close Localised Lime mortar repointing required Leslie Hutt Architect 4.05 June 2106

30 1542 CARS Closes, Elgin Shepherd s Close Localised Lime mortar repointing required Clean out gutters Leslie Hutt Architect 4.06 June 2106

steel trimmer rail Can this area incorporate

31 1542 CARS Closes, Elgin Shepherd s Close Localised Lime mortar repointing Stone indent repair with steel trimmer rail Can this area incorporate additional bin storage? Leslie Hutt Architect 4.07 June 2106

32 1542 CARS Closes, Elgin Shepherd s Close Localised Lime mortar repointing required Leslie Hutt Architect 4.08 June 2106

33 1542 CARS Closes, Elgin Shepherd s Close replace/upgrade light fittings Localised Lime mortar repointing required Leslie Hutt Architect 4.09 June 2106

34 1542 CARS Closes, Elgin Shepherd s Close Localised Lime mortar repointing Infill opening with stained close boarded timber Leslie Hutt Architect June 2106

35 1542 CARS Closes, Elgin Shepherd s Close Localised Lime mortar repointing required Possible additional bin storage Leslie Hutt Architect June 2106

1542 CARS Closes, Elgin Walker s Close

1542 CARS Closes, Elgin Walker s Close Summary of work and Photos Location Description Recommendations Status Cost Paving Entrance concrete slabs marker slab required Pend in situ concrete slab Option