899-c2005182 Roof Method Statement

18th May 2020

ROOF WORKS METHOD STATEMENT

CONDITION DISCHARGE APPLICATION - 17/01945/LB – 10 HIGH STREET, BANBURY, OX16 5DZ

Introduction

This Method Statement has been prepared to accompany an application to discharge Condition 9
of approval 17/01945/LB which granted consent for ‘Alterations to form a reduced size
retail/commercial unit at ground floor (with basement storage) – Use Class A1 and A2. Formation of
4 No. apartments over the first and second floor; associated external and internal alterations
(revised scheme of 17/01472/LB).’

Condition 9 reads ‘Prior to any works to the roof, a method statement for the works detailing the
extent and nature of the works to the roof shall be submitted and approved in writing by the Local
Planning Authority. The development shall thereafter be carried out in accordance with the
approved details.’

The method statement has been prepared following a detailed survey by Chartered Surveyors, as
well as reviews by roofing contractors.

Current Condition

Main Roof –

• The brick chimneystacks are in reasonable structural order but require repointing in order to
prevent them becoming unstable allowing damp ingress.

• Various bricks to the head of the chimneys have perished significantly with the worst
affected bricks requiring cutting out and replacing.

• Some slates have delaminated and have been secured into position with lead tingles. This
suggests that the fixings securing the slates into position have begun to corrode. The roof
covering is nearing the end of its serviceable life therefore until such time that the roof is re-
covered it will require above average and ongoing maintenance in order to keep it
weathertight.

• Various slates have been replaced with fibre cement slates which may contain asbestos.

• A timber access dormer is located within the roof. The external joinery is rotten therefore will
require splice repair prior to decoration.

• Cast iron gutters to rear elevation have begun to corrode and should be to replaced.

• Some damaged and slipped slates to rear elevation of main roof.

 • Where the three storey annex roof abuts the main roof valleys have been formed however
due to the restricted line of sight we were unable to carry out an inspection and make
comment.

• The chimneystack within the main gable is generally in poor condition with various isolated
bricks having significantly perished. Bricks are to be cut out and replaced.

• The chimney was noted to slightly lean occurring as a result of expansion of the mortar
pointing due to a chemical reaction when sulphur burning fuels have previously been in use
- no further leaning is expected.

Rear 3 Storey Annexe –

• The three-storey annexe brick chimneystack is noted to be in reasonable structural order

with no significant deterioration of the mortar pointing. Minor perishing of various bricks was
noted however not considered significant for the age of the property.

• The stack is open and is to be closed off with the chimneybreast then vented, in order to
prevent water and debris entering the chimney.

Rear 2 Storey Annexe -

• Various slates have begun to delaminate.

• Where the slates have begun to fail gaps are evident within the roof covering allowing
water ingress.

• Various slates on the left hand roof surface have been held into position with lead tingles,
suggesting that the fixings securing the slates into position have begun to corrode.

• Where the annex roof abuts the main body of the property a mixture of lead and cement
flashings have been installed. The cement flashings were noted to have debonded and
should be replaced entirely in Code 6 lead which is correctly dressed into position.

• The gutters serving the three storey annex roof and two storey annex roof are cast iron and
are heavily corroded and blocked with debris and are to be replaced.

Roof Void -

• The roof void is accessed via a timber hatch located within the third floor landing ceiling
which is to be replaced.

• The roof has been formed in traditional cut timber rafters and purlins supported on a king
pin truss system which is noted to be structurally sound with no significant structural defect
noted.

• The underside of the roof covering is lined with sarking felt with localised rips and tears.
 • Damp staining and wet rot has affected the underside of the rafters, indicating wind driven
rain entering through the eaves, and an eaves protection system should be installed with
the affected timber then treated in order to prevent the rot from progressing.

• Localised repairs have been carried out to the rafters most likely to allow for levelling of the
roof surface. The repairs are relatively amateurish and where rafters have been wedged in
to position, these should be bolted back to the original rafters.

• There is no insulation within the roof voids therefore we would advise that adequate
insulation is installed in order to prevent heat loss and improve the thermal efficiency of the
property.

• The underside of the two storey annex roof has been lined with sarking boards.

Proposed Works

• Erect scaffold with street licences etc. as required.

• Full set of photographs to be taken to record roof prior to works commencing.

• Strip all existing pitched roofs of slates and save for re-use, assuming 50% will be suitable for
re-use, with make-up utilising reclaimed to match existing.

• Remove existing battens and underlay (where present) and install new breather membrane
underlay draped over rafters.

• Install new 25 x 50mm treated SW roofing battens over the top of the underlay, to spacings
are required by the relevant British Standard.

• If required, install new counter-battens over sarking boards prior to installation of roofing
battens.

• Install replacement clay ridge to each roof, with dry fix system.

• New verges to be bedded, with fibre cement undercloak.

• New lead valleys to be installed, with a minimum of Code 5 lead.

• New soakers (min Code 3), stepped flashings and cover flashings (min. Code 5) to be
installed as required, chased in to walls as required and pointed with suitable specialist
pointing.

• New lead chimney saddles to be installed (min Code 5).

• New lead flashings to be installed around refurbished rooflights.

• New lead box gutters to be installed behind parapets (min Code 8) with suitable sump
outlets.
• Access dormer to be releaded (Code 5), cheeks, tops and flashings.

• Eaves vents installed to ensure adequate ventilation of cold roofs.

• Rockwool or similar mineral wool insulation to be installed over flat ceilings.

• Rafters to be repaired and secured as identified in the condition survey.

• Any additional substantial repair works (particularly to structural timbers) identified following
stripping out works to be notified to the Local Authority conservation officer for confirmation
of status as repair (or otherwise).

• Repairs to chimneys, including repointing and brick replacement works as identified on

inspection to be carried out as part of the roof refurbishment works.

• New rainwater goods to be installed throughout.