RWA. Report on. Suitability for Conversion. Dinton Castle Oxford Road, Dinton Aylesbury HP17 8UX. For. Mr J Fernandez

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1 CIVIL AND STRUCTURAL ENGINEERS 8 Sta tion Approach, Wend o v e r, Bu c k inghamshire, HP 2 2 6BN Tel: engineer@rwaconsulting.co.uk Report on Suitability for Conversion At Dinton Castle Oxford Road, Dinton Aylesbury HP17 8UX For Mr J Fernandez REPORT COMPILED BY: Robert M Wallbank BSc., C.Eng., M.I.C.E. DATE: 8 th March 2016 JOB REFERENCE NUMBER: RMW/10062/16 ROBERT WALLBANK ASSOCIATES ENGINEERS Partners: R.M.Wallbank BSc., CEng., M.I.C.E. C.A.Brown BA. S.Mueller BEng., CEng., MIStructE. Associate: N.I.Crossland MEng.

2 Mr J Fernandez 2 Friars Furlong Long Crendon Bucks HP18 9DQ our ref: RMW/tp/10062/letrep1/16 date: 15 th March 2016 Dear Mr Fernandez Re: Dinton Castle, Oxford Road, Dinton, Aylesbury HP17 8UX Thank you for your instructions to comment upon the structural condition of the above property with specific reference to its suitability for conversion to habitable use. I confirm I undertook my inspection on Tuesday 8 th March Reference should be made to our standard terms and conditions regarding Structural Engineer s inspections, these are appended and form an integral part of this Report. 1.0 General Description 1.1 The structure is understood to have been built in 1760 as a building for habitable use and for a collection of fossils. The structure comprising of walls just over 1 metre in width, built in a circular construction. The base stones are 1.4 metres thick. At first floor level the stone walls are 800mm thick. 1.2 The internal diameter at stone base is 4.5 metres, widening to 5.0 metres at upper ground floor brick level, with two circular turrets, one for a staircase and the other for a fireplace. The internal walls were finished in a smooth render. 1.3 There are existing fireplaces at upper ground level and first floor level, clearly indicating former habitation. 1.4 There is a lower ground level which has been built up with soil and there is two entrances at lower level, on opposite sides of the building and a higher level entrance at approximately first floor level. 1.5 The structure is built off quarried stone foundations which are approximately 1.2 metres below current external ground level built into hard chalk rock. The quarried stone exists up to a level of around 1 metre above this external level and then the majority of the inner structure comprises of brick and is faced with stone on the exterior, including some curved brick arch windows and inset decorative fossils. 2/6

3 1.6 There are a number of trees around the property, some within the proximity of roots to the building, but being in a Chalk subsoil these will have no influence on the foundations. 1.7 In approximately 2012 some emergency restoration works were undertaken to protect some of the upper arches and this has been carried using unsympathetic bricks and stonework. The work also includes the introduction of timber lintels across the upper levels to support the upper brickwork, which is sound and satisfactory. 1.8 The building appears to have suffered from a fire some time in its history and there is currently no roof, nor windows or doors remaining. Until recently the building was being left to decay. 2.0 Structural Inspection 2.1 A structural inspection of the building revealed that there has been no evidence of subsidence, settlement or bulging of any of the original masonry walls and the arches, where remaining. There is no evidence of lateral movement to any of the main walls or circular elements. Whilst there has been some failure of the arches, this has not been as a result of structural movement but as a result of mortar and stone erosion over the years as the building has been left unattended and unmaintained. 2.2 Some temporary bracing works have been introduced above two of the first floor arches to stabilise the masonry above and around them and this has been largely effective, but on a temporary basis. Continued mortar erosion will lead to further failures unless a thorough program of repairs and conservation works are undertaken. This will be an ongoing and never ending costly process, just to keep the structure as it is. 2.3 It is understood that in 2012 repairs took place to stabilise the upper arches and this has certainly had the effect of restraining them and maintaining them in good sound order, as well as restraining the tops of the masonry walls. The materials used were not sympathetic and improvements to be more in keeping with the old building could have been adopted. 2.4 As the internal floor structure of the property has been removed, or has been lost through fire or other defects, the masonry walls are entirely free standing from lower ground level to the original roof level. However, the restraint required for the building is not reliant upon the condition of the upper arches, or indeed the first floor construction, as the robustness of the walls is such that they are substantial and freestanding, without any evidence of movement. 3/6

4 3.0 Comments and Recommendations 3.1 It is my opinion that the main structure is currently robust and sound with no evidence of structural failure, subsidence, rotation or bulging that would compromise the integrity of the building. Whilst localised failures have occurred to some arches these have largely been due to frost attack and mortar erosion and can be dealt with by sympathetic rebuilding of the arches in the areas affected. The building is robust and stable. 3.2 The stone and brickwork are eroding and if left further localised failure will occur, which would ultimately lead to irreparable damage. For example, high level elements above the staircase are currently sound but within the next year or so a large scale collapse of this section could occur. At present such repairs have become reactive to its deteriorating condition and therefore the building will inevitably fail as it will be impossible to rebuild failed sections. Such areas of the building will become unsafe to work on. The structure, if left to weathering, will deteriorate and ultimately become unsalvageable. 3.3 If the building were to be protected by a roof, windows and doors, and the walls braced with a ring beam of timber plus a floor installed, the structure will then be conserved for many years to come. It will require a high quality repair, using sympathetic materials, with ongoing repairs as needs arise. Without an incumbent owner to carry out these repairs the structure could become doomed to significant ongoing costs as the building deteriorates and, even then, the structure could ultimately fail. 3.4 As it stands a conservation project will enable the structure to be retained, but time is fast running out to achieve this. Such a restoration project can deal with every aspect of the current condition of the building and ensure that it remains intact for many years to come. It can be restored to how it might have once been. Such a project will require close working relationships with the local Listed Building Officer to ensure that the workmanship and materials used are sympathetic and in keeping with the building. In my view, such a restoration and conservation project is by far the best way to ensure the building is retained safely and correctly. Yours sincerely Robert M Wallbank BSc., C.Eng., M.I.C.E. rob@rwaconsulting.co.uk 4/6

5 NB This report is not a full or any other form of survey but is a specialist structural report on the items contained therein. Therefore no responsibility can be accepted for any other defects which are found in the property. NB This report was commissioned by Mr J Fernandez, owner of the above property and a copy of this report may be used by their professional advisors, Building Society, Bank, or Building Insurers. No other person may receive a copy of this report without first obtaining our permission in writing. NB We have not inspected woodwork or other parts of the property or structure which are covered, unexposed or inaccessible and we are therefore unable to comment whether such parts are free from defect. 5/6

6 TERMS AND CONDITIONS 1. The copyright of our Report remains vested with RWA Consulting. 2. Our Reports are confidential to our Clients and RWA Consulting and we do not accept responsibility to third parties to whom our Report, or any part thereof, is made known, without formal agreement beforehand. 3. Our inspection of a property is intended to provide the information set out in either paragraphs (a) or (b) below. Our reports will indicate the exact nature of our brief. (a) Specific advice on any structural problems which have been brought to the attention of the Engineer and which may also be the sole basis for commissioning the report. Examples of this are fractures to walls, previous repairs etc, or (b) To provide a general overview of the condition of the principal structural elements of the property with a view to advising whether the property is suffering from deficiencies such as subsidence, heave, landslip, structural instability or failure of structural components. 4. The inspection is not a full Building Survey as defined by the Royal Institution of Chartered Surveyors, this type of survey deals with many of the non-structural aspects of property condition. Other than general comments the inspection has not included the testing of any services to the property, nor will it consider the presence of any hazardous materials. 5. Inspections can only be made of those areas which are freely accessible. Unless arrangements have been made beforehand no inspection can be made of the foundations or areas buried beneath the structure or behind cladding, neither can any comment be made upon areas that are obscured by fitted carpets or fixed coverings. In the event that such further inspection is advisable then this will be referred to in the report. However, there is always the possibility that there are hidden defects which cannot reasonably be established from a standard Structural Engineer s inspection. 6. The report should not be construed as an implied warranty in relation to the structure. 7. Clients should always obtain legal advice on matters involving the sale and purchase of property; our reports do not address legal issues. 8. It must be remembered that the condition of any property is a constantly changing variable. With the passage of time new defects can arise and existing ones worsen. The report should only be taken as a record of the property s condition at the time of the inspection. PAYMENT TERMS 10. Our quotation fee is for attending site, inspection of property under the conditions as set out above, consideration of findings and reporting thereon. This fee is based on the initial instruction received. Any further involvement required if the property is found to be of a more complex nature, additional site visits and further correspondence, will be charged at our standard hourly rate, which is currently plus VAT. 11. Unless otherwise agreed, it is company policy that our structural survey report will not be released until payment has been received in full. Payment of outstanding invoices is expected by return. We will exercise our statutory rights to claim interest and compensation for debt recovery costs under the terms of the late payment legislation if payments are unreasonably delayed. 12. All rates quoted are exclusive of VAT. 13. RWA Consulting financial liability under the terms of these conditions is limited to losses only incurred to the value of the Professional Indemnity Insurance available and in force at the time of this Report. 14. The client shall pay the fees in full without deduction by way of set off, counterclaim, discount, abatement, retention or otherwise. 6/6

7 Dinton Castle, Oxford Road, Dinton, Aylesbury HP17 8UX Photo No 1 - Front Elevation Photo No 3 - Rear Elevation Photo No 2 - Right Hand Elevation

8 Dinton Castle, Oxford Road, Dinton, Aylesbury HP17 8UX Photo No 4 - Left Elevation Photo No 5 - Chimney View

9 Dinton Castle, Oxford Road, Dinton, Aylesbury HP17 8UX Photo No 6 - Staircase View Photo No 7 - Existing Arch Temporary Brace