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Coünceil Valley Corpagh, Doolish
Susan Harrison Director of Housing and Property
22nd March 2018
Dear Sirs,
Please find enclosed four copies of a Planning Application and four copies of an Application for Registered Building Consent.
It is proposed that remedial and planned maintenance works are undertaken to the external envelope of the Douglas Town Hall to ensure that the building is kept maintained and wind and watertight.
Remedial and planned maintenance works are proposed to be undertaken to the roofs, stonework, windows, rendered surfaces and the decoration of the external elevations to the Douglas Town Hall.
Should you have any queries in connection with the above please do not hesitate to contact me on 696389.
Yours faithfully,
SARAH CAIN ASSISTANT PROPERTY MANAGER (ASSETS)
Enc
Cc DoH&P/ACO (H&P)/PMA/File
P.O. BOX NO. 2, TOWN HALL, RIDGEWAY STREET, DOUGLAS, ISLE OF MAN, IM99 1AD TELEPHONE: (01624) 696300
www.douglas.gov.im
As part of the planned maintenance for the Douglas Town Hall, it is proposed that remedial works are undertaken to replace the flat roof coverings due to leaks and poor detailing, overhauling of the Council Chamber sash windows so that they are brought back into operation, decoration of rendered, metal and timber surfaces, re-rendering wall surfaces that are porous and letting dampness into the building and to undertake restoration works to reform the Douglas Crest frieze to the peak of the gable to the Ridgeway Street elevation and the 'green man' frieze on John Street.
The original construction is expected to be a cold roof with no insulation. The coverings to the roofs are felt, asphalt and fibre glass. They are of various ages and the older roofs are leaking causing minor damp patches internally. Before the water ingress causes excessive damage it is proposed that the roof coverings are removed and renewed with a Polyroof waterproofing system and where possible insulation is to be incorporated to improve the energy efficiency of the building. The leadwork detailing to the roofs was found to be poor and not installed in accordance with the Lead Associations recommendations. There is approximately 175 m 2 of flat roofing, and the photographs above show some of the roofs to be included in the scheme
It was also found that the rosemary tiles used on the pitched roofs are installed with poor detailing and 'specials' were not used. Where excessive water ingress has already occurred remedial works have been undertaken to re-tile small sections of the roof or a temporary fix using a waterproof coating. The remaining sections of the roofs including where temporary repairs have been undertaken are to be stripped back and made good to prevent water ingress.
The schedule of works for the roofs is to consist of the following:
The roof plan drawing at the end of this document indicates the location of the flat roofs where the roof coverings are to be renewed.
In the Council Chamber there are eight timber sash windows and the majority do not open, it is proposed that these are overhauled to get then back into operation. Council Chamber Sash Windows schedule of works is to be as follows:
Minor repair works are to be undertaken to the other timber windows in the Town Hall should defects be found, this is expected to be minimal as these were undertaken as part of the 2014 remedial works. The elevations and plans at the end of the document indicate the location of known items of repair required to the windows as highlighted in magenta:
As part of planned maintenance the exterior of the building is to be painted and decorated. The surfaces to be included are the rendered wall surfaces, timber windows, doors, rafters, fascias and soffits and metal rainwater goods, railings, gates, balustrading, handrails and grilles:
The pebble dash render that has been applied to the rear of the Members Room has been found to be porous in some areas and recently showing signs of water ingress into the building. This render is proposed to be removed and re-rendered with lime based render.
The photographs below provided an indication of the location of the surfaces to be rendered
The schedule of works for the re-rendering is to be as follows:
The floor plans below show the location of the re-rendering as indicated in green. The blue indicates the location of air vents to be replaced.
During the 2014 external re-pointing and stone work repairs to the Town Hall it was identified that a cementitious product had been used to previously repair the decorative stone friezes including as a pointing material. This had caused the deterioration of the detailing to the Douglas Borough Council Crest and the 'Green Man' friezes located in the peaks of the gables to Ridgeway Street and John Street respectively. So as to prevent further deterioration the cementitious material was
removed and the frieze re-pointed with lime mortar and return at a future date to restore the friezes.
The photographs below show the friezes viewed from ground level and the detail of the decoration up close from pictures taken during the 2014 external remedial works.
'Green Man' Frieze
The works to the friezes are to consist of the following specification:
The elevations below indicate in red the location of the friezes requiring repair works.
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