**Document:** Town Hall Remedial Works Statement **Application:** 18/00310/GB — General remedial works including replacement of flat roof coverings, repair of render, external metal, timber, works to council chamber sash windows (in connection with registered building application 18/00311/CON). **Decision:** Permitted **Decision Date:** 2018-09-10 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/27893-braddan-town-hall-replacement-windows/documents/1327836 --- # Town Hall Remedial Works Statement ## Douglas Borough Council **Coünceil Valley Corpagh, Doolish** **Susan Harrison** Director of Housing and Property ### Planning & Building Control Directorate #### Department of Environmental & Agriculture ##### Murray House ##### Mount Havelock ##### Douglas ##### Im1 2Sf 22nd March 2018 Dear Sirs, ### **Subject: Proposed Remedial And Planned Maintenance Works To The Douglas Town Hall** 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 ## Town Hall Remedial Works - Registered Building 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. ### Flat Roofs ![Two photographs showing flat roof areas of a brick building, including views of skylights, air conditioning units, and railings.](https://images.planningportal.im/2018/03/205698.jpg) 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: - Remove Asbestos insulating board soffit by licenced asbestos removal contractors. - Strip all roofs where found not suitable or rot identified. - Where water ingress has occurred and caused rot to the timber joists / boards these are to be replaced. - Insulation incorporated into the roof structure where the depth dimensions permit adequate space. - The new waterproofing covering is to be Polyroof 185 or Protec System. Final product and design is subject to the results of the core drilling of the roof. - New leadwork flashings to be installed to the lead association recommendations where poor detailing has been identified. - Replacement soffit and fascia boards including rainwater goods are to be fitted where the asbestos works was undertaken. - Rainwater goods are to be checked and overhauled adding / replacing brackets as required - Where the rosemary tiles have not be installed to the manufacturers recommendations the tiles are to be stripped back and re-tiled to extend the life of the roof. - The edge protection to the roof is to be replaced to allow for future maintenance. - Roof lights have been installed into the flat roofs, the specification is unknown and these are to be replaced to ensure that they are 'Non-Fragile' roof lights. 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. ## Window Remedial Works 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: - Remove the bottom sash, alter and adjust to ensure smooth fit. - Cords and pulleys to be replaced and re-hang to ensure sash operation are restored reusing existing weights. - Reinstate frame, panelling and bottom cill bead. - Reinstate the sash with new Oak staff beading. - Prepare and repaint windows. - Prepare and coat with stain or varnish; lining, beads \& panels to match exiting finishes. - To the stained glass window screens all the bolts are to be checked that they are working before preparing and re-coating with Oak stain or varnish to match existing. 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: ### Decoration Works 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: ### Specification: - The rendered surfaces are to be painted with Keim Soldalit-ME (mineral paint) to ensure that the wall surface can breathe and not trap any moisture in. The colour reference is to match the existing coloured surfaces. - Timber surfaces are to be repainted with Dulux exterior gloss paint to match the exiting colours. - To the metal surfaces these are to be prepared and painted using Rustoleum 7500 Alkythane, Black Gloss to match the existing colour. - Decorative features of the metal work is to be painted gold using Tor Ardenbrite Metallic Paint, Sovereign Gold No.8, Gloss and finished with the Tor Ardenbrite Protective Glaze as previously used. ## Render Replacement 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: - Remove the render to the wall surface - Undertake remedial works to the substrate if required - Replace the metal air vents with brick due to water ingress - Re-rendering the wall surface using Keim Turado (lime base coats), Keim Glassfibremesh (reinforcement mesh to penultimate coat), Keim Brillantputz Rau 5 mm (textured lime top coat) and finish with Keim Soldalit-ME (mineral paint). 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. ### Decorative stone friezes repairs 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 ![The image displays two exterior photographs of a building, with green circles highlighting specific areas for remedial works. The left photo shows a white gable end and roof section, while the right photo focuses on w...](https://images.planningportal.im/2018/03/205699.jpg) 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. ## Douglas Borough Council Crest Frieze ![Side-by-side close-up photographs showing weathered ornate architectural stonework or render details on a building facade, likely a pediment or gable end.](https://images.planningportal.im/2018/03/205702.jpg) 'Green Man' Frieze ![A triptych of photographs showing the exterior facade of a historic stone building, likely the council chamber, alongside close-up details of the stonework and carvings.](https://images.planningportal.im/2018/03/205700.jpg) ![Composite image showing the pediment of a stone building with a round window and a close-up detail of a carved stone face.](https://images.planningportal.im/2018/03/205701.jpg) The works to the friezes are to consist of the following specification: - Remove any remaining cementitious and loose materials. - Build up the surface of the frieze using Keim render repair and carve and sculpt as required to bring back the carved features of the green man and crest designs. - The products to be used are Keim Steinreinger (cleaner), Keim Silex OH (consolidator), Keim Restauro Top (stone repair material) and Keim Lotexan N (breathable sealer) The elevations below indicate in red the location of the friezes requiring repair works. ## Town Hall Roof Plans ![This image displays a technical architectural roof plan showing the layout and hatching of a complex roof structure with a compass rose and council stamp.](https://images.planningportal.im/2018/03/205703.jpg) ## Town Hall Elevations ![This image displays an architectural elevation drawing of a large public building labeled 'Ridgeway Street Elevation', featuring a color-coded key for proposed remedial works.](https://images.planningportal.im/2018/03/205704.jpg) ![The image displays architectural elevation drawings for a building, specifically labeled 'John Street Elevation' and 'Church Street Elevation'. It highlights specific areas of the facade with colored boxes and include...](https://images.planningportal.im/2018/03/205705.jpg) ## Town Hall Floor Plans ![The image displays four architectural floor plans labeled Basement, Ground, First, and Second Floor, showing room layouts and street names.](https://images.planningportal.im/2018/03/205706.jpg) --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/27893-braddan-town-hall-replacement-windows/documents/1327836*