• Share
  • Email
  • Embed
  • Like
  • Save
  • Private Content
Peterborough buildings in_need_toolkit
 

Peterborough buildings in_need_toolkit

on

  • 330 views

 

Statistics

Views

Total Views
330
Views on SlideShare
233
Embed Views
97

Actions

Likes
0
Downloads
1
Comments
0

1 Embed 97

http://peterboroughbuildingsinneed.wordpress.com 97

Accessibility

Upload Details

Uploaded via as Adobe PDF

Usage Rights

© All Rights Reserved

Report content

Flagged as inappropriate Flag as inappropriate
Flag as inappropriate

Select your reason for flagging this presentation as inappropriate.

Cancel
  • Full Name Full Name Comment goes here.
    Are you sure you want to
    Your message goes here
    Processing…
Post Comment
Edit your comment

    Peterborough buildings in_need_toolkit Peterborough buildings in_need_toolkit Document Transcript

    • 1 v6 AK
    • Contents03. Introduction04. How to use the Toolkit12. Sources of Information13. Appendix A: Letter for Volunteers14. Appendix B: Survey Form15. Appendix C: Excel Spreadsheet of resultsand Google MapsWith thanks to English Heritage, Natural England,Peterborough City Council, Peterborough Civic Society,Peterborough Regional College, University CentrePeterboroughFront cover images (top) Cowgate, Peterborough, (bottom left) Volunteer in Peterborough, (bottom right) CityCentre Building.2 v6 AK
    • volunteers and the general public,Part I: Introduction details of which were turned into onlineThis toolkit is designed to help create training modules on the projecta baseline of the condition of historic website:buildings in a discrete area in order to http://peterboroughbuildingsinneed.woassess and monitor the scale of rdpress.com/.neglect with a view to finding asolution, with the overarching idea that Why Peterborough?prevention is better than cure. This Predominantly the built environment oftoolkit assists with the identification of central Peterborough is of solidlyinterlinked issues, such as vacancy, Edwardian and Victorian stockand low maintenance levels, across however some buildings date back tolarger areas as the first step in the Medieval period, and the streetresolving such problems. patterns remain unchanged in the majority for the last 900 years. The main project work was undertaken by groups of volunteers in the City Centre Conservation Area and its setting with a small comparison area surveyed in the adjoining Park Conservation Area. Peterborough Unitary Authority contains within it over 1000 listed buildings, which when surveyed in 2009 contained 9 ‘at risk’ structures as designated by the Local Authority and English Heritage, and 1 ‘at risk’ Conservation Area out of 29, the City Centre.Fig. 1 Cathedral Square, PeterboroughThis toolkit is an outcome of theHeritage Lottery Funded project‘Peterborough Buildings in Need’,which ran from October 2010 to June2012. This project focused upon thestanding built heritage, bothdesignated and undesignated, ofPeterborough City CentreConservation area. The Buildings inNeed project had two strands, the firsta survey of the City Centre andcomparison with a neighbouring area.The second is a series of training and Fig.2. Cowgate, Peterboroughcapacity building workshops,masterclasses and lectures for3 v6 AK
    • To avoid more heritage assets endingup ‘at risk’ and to reduce the many Developed for use in Peterboroughfactors which put the City Centre City Centre Conservation Area, whichConservation Area into this category, is primarily commercial in nature, thethis project was designed to establish survey methodology can be used onwhich assets are most likely to be just one property or using multiplecurrently ‘in need’, to raise awareness streets it can be expanded to an entireof what leads to areas and buildings conservation area.being ‘in need’, and to identifymaintenance tasks can be done to It is completed on a building byprevent them becoming ‘at risk’. building basis, with one sheet per building.What is the Buildings in NeedToolkit For? What is ‘need’?This tool kit is designed to establish This toolkit defines ‘need’ in a trafficlevels of ‘need’ within the built light system relating to the fabric of theenvironment of a discrete area, using building an issues that lead to lack ofindividual properties as the default unit maintenance, such as vacancy ofto be surveyed with a picture some or all floors:becoming apparent on surveying acollection of buildings. This is Very Signs of structuralaggregated to understand the pattern Poor instability or structuralof need across an area, and can failureultimately enhance the Conservation Poor Building with deterioratingArea management plan. masonry, leaking roofs, usually accompanied byFor this toolkit ‘need’ is defined as a general disrepair of mostrequirement for maintenance or repair. elements of the buildingIt is defined in relation to the English fabricHeritage ‘At Risk’ designations. Fair Structurally sound but in need of minor repairs orBuildings that are suitable for the showing signs of lack ofnational ‘at risk’ list may be discovered general maintenance (e.g.through this process, however lesser blocked gutter, vegetationdegrees of need can also be identified. growth)The toolkit results can then be used to Good Structurally sound andcreate specifications for targeted weather-tight and wellmaintenance and discrete maintainedinterventions such as repair, guttercleaning and re-painting that willaddress the identified issues, thus Why establish levels of need?preventing further deterioration. In the 2011 report ‘Reducing the risks’The toolkit is for both listed and non English Heritage highlight thelisted properties of all ages and can be importance of good maintenance toused in Conservation areas to the historic environment:establish common issues forproperties.4 v6 AK
    • ‘Maintenance of heritage assets is essential if they are A survey such as Buildings in Need not to become at risk, and to could be used to highlight areas where prevent those that are already changed policy, strategy or investment at risk from decaying further could benefit the built environment. and thereby escalating the cost The baseline could form part of a of their repair and funding application as part of the consolidation. Buildings, for ‘evidence of need’ or consultation if instance, decay rapidly when completed by a community group. left empty.’Buildings in a degree of degradation Who is the Buildings in Needaffect their setting, both aesthetically, Toolkit for?economically and also socially. Thisties into research done by Kelling and This toolkit provides a standardWilson in 1982 which resulted in ‘The process for establishing low level riskbroken windows theory’ which is a or ‘need’ in an area. It can be used by:criminological theory of the signallingeffect of urban disorder and vandalism o Private owners and tenants,on additional crime and anti-social residential and businessbehaviour. The theory states that occupiersmonitoring and maintaining urban o Public amenity groups, Civicenvironments in a well-ordered Societies, interest groupscondition may stop further vandalism o Studentsand escalation into more serious o Local Planning Authoritiescrime. This has been used effectivelyin New York amongst other places. Awell presented urban environment isalso a catalyst for business investmentin an area. Fig.4. Staff from Peterborough City Council use the toolkit to survey buildings.Fig.3. Student volunteer in the Park Area5 v6 AK
    • You will need to enter the 1) date ofPart II: How to Use the survey and 2) your name andthe Toolkit contact details.Before you start Name and/ or number of BuildingSpeak to your local ConservationOfficer about a project of this nature if This should be evident from theit covers a larger area than one building itself. If it is not obvious, writeproperty. In Peterborough we supplied the shop name or the last known shopthe volunteers with a letter on headed name here.Council paper that explained what theproject was (see Appendix A). Is it listed?Equipment At Peterborough use was made of • Clipboard Peterborough Hawkeye online map for • Survey Forms (see Appendix volunteers to identify listed buildings B) within the survey area. However, each • Map local planning authority will operate its • Pencil own GIS system for recording listed • High Visibility Vest buildings in a map format. If the local • Camera planning authority cannot provide • Binoculars (for looking at roof access to their GIS system, then the and chimneys etc) English Heritage Listed Buildings On- line database should be used. FoundThe survey is completed on a building online here: http://list.english-by building basis and you will need a heritage.org.uk/ the list has a ‘Quickseparate form for each property. Search’ function that should enableAppendix B to this document includes the listing to be determined if the fullexamples of the forms used at name or part of the name of thePeterborough. Electronic versions can property is known. If the location isbe downloaded from the Peterborough known but the property name is notBuildings in Need project website and the ‘map search’ feature allows anmodified as for use elsewhere. area based search.http://peterboroughbuildingsinneed.wordpress.com/Completing the formsThe forms are designed to becompleted whilst onsite so includeseveral tick boxes, with some areas forbuilding specific comments asnecessary. You do not need to put ananswer in every section but do try to ifpossible. Use your judgement for this.6 v6 AK
    • volunteers undertaking a survey may wish to suggest which of these three categories an unlisted building mightListed buildings make up about 2% of be placed.all buildings in England. There arethree grades of listing:Grade I A building of exceptional interest, only about 2.5% of all listed buildings are Grade IGrade II* Very important and of more than special interest, approximately 5.5% of listed buildings are of Grade II* Fig.5. Examples of Conservation Area AppraisalsGrade II Buildings of special and Guidance notes. interest - these make up around 92% of listed buildings Period of Building At Peterborough most of the buildings in Peterborough City Centre Conservation Area date from theIn addition to statutory listed buildings Georgian Period or later. Only a fewon the national list, some Local early timber frame buildings survivePlanning Authorities will also have along with some Medieval buildings intheir own list of Locally Listed the Cathedral Precincts, being older.Buildings. The Local Planning Again a Conservation Area AppraisalAuthority will be able to provide will be helpful in identifying the age ofinformation on their Locally Listed individual buildings. For listedBuildings. buildings this information will be included in the list description (see EH listed buildings on line etc) If you knowFinally, there will be unlisted buildings the date or approximate period of thisthat are still identified as making either building enter it here.a positive, neutral or negativecontribution to the character andappearance of a Conservation Area. Is the property occupied?These will be identified on maps withinthe relevant Conservation AreaAppraisal prepared by the Local Answer either YES on all floors, NO ifPlanning Authority. Some it is unoccupied, UNKNOWN if youConservation Areas do not have an cannot tell EMPTY UPSTAIRS if itadopted Appraisal, in which case seems to be unused on the upper7 v6 AK
    • floors. Tick FOR SALE if there is a Evidence of previous use?sale board.Current UseIs it a shop, cafe, estate agents?Please fill in the main use and functionof the building here. Fig.8. The Draper’s Arms, Peterborough Is there any evidence it was used as something else? For example at Peterborough the Drapers Arms was once a Drapers shop. If you do not know leave this answer blank.Fig.6 and Fig.7 Shop fascias in Peterborough CityCentre photographed by Buildings in Need Volunteer8 v6 AK
    • Fig 9. 10 and 11: Protected and boarded windows, and a smashed one in Peterborough City Centre.Windows Roof ConditionDo they look sound? Are theyboarded? There may be unpainted Are there missing slates or tiles? Isframes and signs of decaying or rotting there evidence of decay in a thatchedwoodwork, or signs of cracking to the roof1? Is the roof line straight orglass. Do they look original or are bowing? Note this in the other sectionthey modern replacements? if this is the case. Also what are the condition of the chimneys (if visible). Tall chimneys will often bow towards the south (due to salts being deposited in the bed joints on the north side, while the sun and wind dry out the south side) Fig 12, 13 and 14: A hole in a roof, bowing roofline and bituminous covering on a roof, potentially disguising issues. 1 The English Heritage Guidance note on thatch contains the following sentence ‘Bear in mind that the performance of thatch is not linked intimately to its appearance, and like a much-repaired wall a roof can present a motley appearance without being inferior to a much neater looking new job’. (English Heritage, Thatch and Thatching, 2000. Available online here: http://www.english- heritage.org.uk/content/publications/docs/thatchandth atching.pdf )9 v6 AK
    • What kind of condition are the walls evidence of plant growth in the tops ofvisible from the public footpath in? gutters or hopper heads?There may be evidence of damagethrough spalling stonework/ bricks,missing mortar, inappropriate repairs,cracks of all sizes, bowing or bulgingin the wall (eye along the line of thewall), damp, staining, defective render,rot in exposed timber framing orvandalism Fig 17 and 18. Growth in gutter hopper heads.Fig 15 and 16. Damaged paintwork and stone/brick work Evidence of Missing Architectural Features?Guttering and downpipes If there is any evidence of missing architectural features which for thisDo they seem blocked, is there toolkit is defined as anything original toevidence for water running down the the building that has now disappeared,sides of buildings, such as patches of perhaps leaving a gap or differentlygreen or plaster damage? Is there coloured render or missing decorative10 v6 AK
    • ridge tiles, door knockers, boot Select one of the following:scrapers etc, note this here. Very Signs of structural Poor instability or structural failure Poor Building with deteriorating masonry, leaking roofs, usually accompanied by general disrepair of most elements of the building fabric Fair Structurally sound but in need of minor repairs or showing signs of lack of general maintenance Good Structurally sound and weather-tight Any other comments Add in anything else here. For each property a digital photo will also be required. For each building take a picture of the front elevation (the section of the building facing the street) and any details you feel are of particular interest, or defects you wish to record. About 4 pictures per building at a maximum should be about right.Fig 18 and 19:Missing features.General Condition?This section will create the traffic lightcoding when put onto a map. You willhave to use the previous answers andyour own judgement for this rating.11 v6 AK
    • Fig 20, 21, 22 and 23 Examples of photos of oneproperty taken by volunteers for the Buildings inNeed project: Estimate of urgency of works? If works seem urgent make a note here, this is helpful for absentee landlords to have an idea of urgency for the maintenance required. The proviso is obviously that this is the opinion of one person. 12 v6 AK
    • pass it on to English Heritage forWhat to do with your results their consideration to add to the national ‘at risk’ register.Once you have completed all theforms for an area it is a good idea to Getting a building on one of thesemeet as a group to first moderate your lists can be the first step in tacklingresults to ensure a degree of neglect, and to assess and monitorconsistency, then to meet with your the scale of the problem andConservation Officer to discuss your prioritise resources and action. Localfindings. authorities can take action to secure the preservation and maintenance ofFor Peterborough Buildings in Need historic buildings through the use ofthe findings were transferred into anExcel spreadsheet that was then statutory notices.colour coded and this data transferred It is essential that local authoritiesonto a Google Map so that the make best use of their powers toindividual blocks of colour established secure buildings at risk, to ‘stop theby the traffic light system could be rot’ and prevent the costs escalatingseen in an aggregated overview. See beyond the point where it isAppendix C for examples of the economic to repair. To assist in thespreadsheets and maps and the process English Heritage hasproject website for the complete set of recently published updated guidanceoutputs (Stopping the Rot) for local planninghttp://peterboroughbuildingsinneed.wo authorities on taking action to saverdpress.com/. historic buildings.Local authorities have a primary role The annual English Heritage registerin protecting the historic also includes Conservation Areas atenvironment. They often have a local Risk and the results of Buildings inheritage at risk register for buildings Needs survey can help inform athat are Grade II or Locally Listed Local Planning Authority in providingand are considered to be ‘at risk’. If up-to-date information to Englishyou believe you have identified a Heritage on the state of theirbuilding that meets this criteria, in conservation areas, including thosethat in the traffic light system it is red which may need to be added to theand is also listed Grade II or locally ‘at risk’ register.listed, then you should raise this withyour local Conservation Officer.English Heritage publish an annuallist of Heritage at Risk, whichincludes Grade I and II* buildings. Ifyou believe your survey hadidentified a Grade I or II* buildingthat needs to be added to theEnglish Heritage at risk register, thenthis should again be raised with thelocal Conservation Officer, who will13 v6 AK
    • Sources of Information: HELM website: http://www.helm.org.uk/Peterborough Buildings in Needproject website:http://peterboroughbuildingsinneed.wordpress.com/Heritage at Risk: http://www.english-heritage.org.uk/caring/heritage-at-risk/Reducing Risk, 2011 available athttp://www.english-heritage.org.uk/content/publications/docs/acc-reducing-risks-2011.pdfStopping the Rot guidance toenforcement actions Local Authoritiescan take for historic buildings:http://www.english-heritage.org.uk/publications/stoppingtherot/SPAB maintenance site:http://www.maintainyourbuilding.org.uk/pages/maintenance.htmlStitch in Time Guidance availableonline here:http://www.dlrcoco.ie/conservation/IHBC.pdf14 v6 AK
    • Appendix A – Letter for volunteers Telephone: 01733 317480 Facsimile: 01733 453505 E-Mail: alice.kershaw@peterborough.gov.uk Please ask for: Ms A Kershaw Our Ref: AK/BinN Opportunity Peterborough Stuart House East Wing Your Ref: St John’s Street Peterborough PE1 5DD Peterborough Direct Minicom 01733 452421 DX 12310 Peterborough 1 OPPORTUNITY PETERBOROUGH LOCAL BUILDINGS IN NEED To whom it may concern The person carrying out this Buildings in Need survey is a volunteer from the Peterborough Civic Society who is working on behalf of Opportunity Peterborough and the Conservation Team at Peterborough City Council. The aim of the project is to identify potential buildings ‘in need’ of maintenance in the city centre. The initial survey is being carried out throughout the City Centre Conservation Area during the autumn of 2011. Should you require any additional information or confirmation of the above work please call either Jim Daley (Principal Built Conservation Officer) on Peterborough 453522 or Alice Kershaw (Heritage Regeneration Officer) on Peterborough 317480. Thank you for your understanding and cooperation. Alice Kershaw Heritage Regeneration Officer15 v6 AK
    • Appendix B – Survey Form Buildings in Buildings in Need Need Survey Form Www.PeterboroughBuildingsinNeed.Wordpress.com 1. Date………………………………………… 2. Surveyors Details Name of surveyor Email Address: Phone Number: 3. Please enter the property details. Please enter the property details. Address of Property Address 2: Listed? (if known) Yes/No List Grade? (if known) 4. Is the property occupied? Yes No Unknown Empty upstairs For Sale Current Use and any evidence of Previous Use16 v6 AK
    • 5. Condition of windowsPlease tick or underlineGood - structurally sound, well maintained and paintedFair - showing some lack of maintenance, poor decorationPoor - in need of maintenanceVery bad - broken or boarded, rot6. Condition of roof if visiblePlease tick or underlineGood – well maintained, wind and weather tightFair – wind and weather tight, no visible deteriorationPoor – slipped slatesVery Bad – missing slates, holesIs there evidence of previous repair eg mortar on the roof, different colour patches?Describe:Other (please specify)7. Condition of visible walls? (Front or side walls visible from public footpath) Many Some No evidenceMissing stonework/bricksMissing mortarInappropriate mortarrepairsSmall cracksMajor cracksEvidence of wallmovementDamp/ waterstainingGraffitiPeeling plaster orrenderOther (please specify)……………………………………………………………………………………………………………………………………………………………………………………………………17 v6 AK
    • 8. Do the rainwater goods appear sound? Gutt ers with plant growth visible Cracks No obvious problem9. Is there evidence of missing or damaged architectural features?What?………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………10. General condition of visible parts of the building? very bad (st ructural failure or signs of st ructural inst abilit y) poor (building wit h det eriorat ing masonry, leaking roofs, usually accompanied by generaldet eriorat ion of most elements of the building fabric) fair (st ructurally sound but in need of minor repairs or showing signs of lack of generalmaint enance good condit ion (struct urally sound and weat her-t ight )11. Any further comments…………………………………………………………………………………………………..…………………………………………………………………………………………………..…………………………………………………………………………………………………..…………………………………………………………………………………………………..12. Estimate of urgency of works?In the next:3 Months6-9 Months12 MonthsPlease include a shot of the building and any issues if possible.Please make a note of the time you spent recording this building……………………….Please return by post to Alice Kershaw, Opportunity Peterborough, Stuart House East, StJohns Street, Peterborough, PE1 5DD or email to alice.kershaw@peterborough.gov.uk18 v6 AK
    • NotesThere is more informat ion on Buildings in Need at:www.Pet erboroughBuildingsinNeed.Wordpress.comIs it listed?To establish if the building is list ed and the grade use Peterborough Hawk-eye.http://hawkeye.peterborough.gov.uk/hawkeye/To use Hawkeye simply zoom t o the locat ion required, if you do not know t headdress, or ent er t he address in t he search box (top right, between layersand nearest ).Once you have a locat ion in t he central box you can eit her see it as a St reetView, Ordnance Survey map, or an aerial view. This would be good t o haveas a print out t o allow you t o find t he property on t he ground.To find out if t he building is listed click on Built Environment on the right handside, and check t he box for Listed Buildings and Conservat ion Areas.Then click Display on Map. This will show you if t he propert y is in t he cit y cen-tre conservat ion area or not, and if it is red and you hover t he cursor over it itwill show you t he name and list ing grade. If t he building is not listed it is still ofint erest in t he cit y cent re, it does not mat er for t his survey whet her you surveya list ed building or not !List ed buildings make up about 2% of all buildings in England. There are t hreegrades of listing:Grade I - a building of except ional interest , only about 2.5% of all list ed build-ings are Grade IGrade II* - very import ant and of more t han special int erest , 5.5% of listedbuildings are of t his gradeGrade II - buildings of special int erest - t hese make up around 92% of list edbuildings19 v6 AK
    • Appendix C: Excel Spreadsheet of results and Google Maps20 v6 AK
    • 21 v6 AK