Structural Survey and Dilapidations - tipperarycoco.ie · 1. Introduction 2. Scope 3. Description of Existing Structure 4. Schedule of Dilapidations 5. Demolitions 6. Proposed Works

Emmet Place Carpark Nenagh

Structural Survey and Dilapidations

Mitchel Street

Nenagh

Co. Tipperary

EDPM Consulting Engineers

May 2019


Contents

1. Introduction

2. Scope

3. Description of Existing Structure

4. Schedule of Dilapidations

5. Demolitions

6. Proposed Works

7. Photographs

Appendix A – photograph reference

Appendix B – OSI historic mapping


1. Introduction

This report was prepared at the request of Roadplan Consulting Engineers. An inspection of the properties took place on the 8th of May 2019. Access to the properties was arranged through the County Council. The owner of the property known as the ‘House of Gifts’ was present during the inspection of that building and aided access to all areas. Also present was PJ Brett, Consulting Engineer acting on behalf of the owner of the ‘House of Gifts’ and MJ Walsh of Roadplan Consulting Engineers. Please note that this report is based on a visual inspection only and cannot take into account any items, which were covered up or inaccessible during the inspection. The report therefore, cannot be construed to guarantee a soundly constructed dwelling free from flaws and defects other than those noted. A reasonable attempt was made to access all parts of the building both internally and externally. Where details or materials were hidden, assessments were based on their likely condition according to the surrounding building details observed. Foundations have not been assessed by trial holes, but from observation of the condition of the walls and structure above them. The report does not guarantee the standards of the building elements. Specialist services tests have not been carried out, for example, water purity, heating and electrical systems, security systems, air tightness of external drains, radon gas. This report is for the benefit of the client only and no responsibility can be accepted to any third party without the written consent of the report writer. Left and right directions are taken facing the front of the building on Michael Street.


2. Scope

The scope of this report is as follows:

Inspect the building and describe the structures

Provide a schedule of dilapidations for the building known as the ‘House of Gifts’

Provide recommendations in relation to any demolitions

Provide recommendations on stability works to remaining structures The inspections and report were carried out and prepared under the following guidelines:

Appraisal of existing structures (2nd edition) Institution of Structural Engineers

Guide to Surveys and inspections of buildings and associated structures Institution of Structural Engineers

BRE Digest 251 Assessment of damage in low-rise buildings


3. Description of Existing Structures

There are a number of planning applications relating to the existing buildings to alter and extend same, these were lodged and granted in the early 2000’s and some are available to view on line. The open space to the rear has a withdrawn planning application (07520013), a drawing from the on line file indicates there were existing derelict structures on that site, which have since been demolished. Map 7.1 of the Nenagh Town and Environs Development Plan 2013 – 2019 shows the site within an Architectural Conservation Area. The structures subject of this report are not on the Protected Structures list (Appendix 5 Dev. Plan). OSI historic mapping shows buildings on site from 1837, and give no indication of what was built first. The deposition of the structures to each property is roughly similar. The external walls are masonry c.600 - 700mm thick in places with party walls similar. The ground floors are concrete and anecdotal information suggests there are no basements. The upper floors to all buildings are suspended timber floors. Internal walls are a mixture of timber partitions and masonry. The vast majority of internal surfaces are drylined and/or behind display units. Buildings number 15, 16 and 17 are the retail units known as the ‘House of Gifts’. These buildings have undergone significant structural alterations to open out retail space on ground and first floor areas. The exact deposition of the structure is not readily apparent but the ceiling downstand arrangement is indicative of steel beam inserts supporting the floors and structure over. There is also a knock through in the party wall between number 15 and 16 on the ground floor connecting the retail space. The deposition of the masonry construction is visible in some locations. A window reveal to the front wall of number 15 is exposed showing brick with rubble infill, the brick construction may only be to the reveal. The rear elevation of number 18 shows a random rubble type masonry of irregular units with no coursing, a view of the gable wall of number 17 in the attic shows similar construction. The structural arrangement is simple rectangular walls on plan with the party walls providing buttressing to the front and rear walls and visa-versa. The floors may act as horizontal diaphragms tying the external walls to the internal structure, it is unlikely they transfer load to flanking party walls, albeit in a limited manner. The front and rear walls, including the exposed gable to number 20, act as vertical cantilevers tied at floor and roof level. The majority of the roofs are duo-pitched and there was limited access to attic spaces. The attic space to number 15 is a store room and the structure was not apparent but most likely a cut timber roof. The attic over numbers 16 and 17 was accessible, the structure is cut timber with raised collars and hangers supporting the ceiling joists. The ceiling is coved at the front and rear. Access to the upper floors of number 18 was not possible as the first floor is in a state of poor repair and in the writers opinion unsafe for access. Parts of the second floor ceiling to number 19 have collapsed. No attic hatch was noted in number 20. The first floor of the rear section of number 20 accessed from Emmet Place is also not fully accessible, sections of the ceiling have collapsed. The extension to the rear of 16 and 17 has flat roofs at first floor and second floor level. The second floor extension is finished with pvc cladding to all sides.


The open space to the rear was viewed from the flat roof, there is significant vegetation within and along some of the boundaries. The gable wall of number 8 Emmet Place forms part of the north eastern boundary. The balance of the boundaries are random rubble and masonry walls, the road side boundary is currently timber hoarding. The OSI mapping date back to 1837 and indicates all the structures fronting onto Mitchel Street, along with structures in the open space. Subsequent maps give no indications as to what was built when. The front elevations show the roof of 16/17 higher than that of number 18, further the rear elevations on plan are not in line. This is indicative of the buildings constructed at different times.


4. Schedule of Dilapidations

This schedule of dilapidations relates to the structure, finishes and items such as second fix carpentry have not been taken into consideration. Dilapidations were noted at the following locations:

Front elevation number 15, horizontal and inclined cracks between and above first floor window reveals (photos13, 14 and 15).

Front elevation number 15, inclined crack off right reveal first floor window

Front elevation number 15, inclined crack under cill of left second floor window

Front elevation number 16, horizontal and inclined cracking between and above central first floor windows (photo 16).

Oversailing gable of number 17, bulging and cracking at the corner with the rear elevation. The crack has opened significantly causing small sections of render to fall away, the crack continues almost vertically down the gable wall (photo 21)

Rear elevation number 15, cracking above and below window heads (photos 23 and 24).

Vertical crack over ground floor access door to number 16 (photo 22)

Internal rear wall number 15, inclined cracking over flat roof access door (photos 31 and 32)

Internal front wall number 15, cracking over second floor window heads (photos 33 and 34)

Internal wall / party wall junction number 15, horizontal crack under ceiling level (photo 35), this is a block partition supported by a timber floor.

Internal rear wall number 15, significant cracking to stairwell from first to second floor (photos 36 to 41)

Internal rear wall number 17, inclined cracking under coving line (photo 42)

Attic room number 16/17, continuous crack along rear slope coving line (photo 43)

Attic room number 16/17, crack at coving and party wall over access stairs (photo 44)

Attic space number 16/17, dislodged masonry to oversailing gable (photo 45) Some of the cracking noted is most likely a result of structural alterations at ground and first floor levels. Many of the internal walls are drylined and/or have display units, there are most likely other dilapidations behind same that are not noted from a visual inspection. Access to the upper floors of number 18 was not possible on the day of the inspection as noted above. There are dilapidations to this and number 19 and 20, however as it is the intent to demolish these buildings, they were not noted. There was no access to the rear open space, the ground floor rear elevations to numbers 15, 16 and 17 were not inspected.


5. Demolitions

It is the writers understanding that number 18, 19 and 20 are to be demolished, this includes the out buildings and structures behind number 18. These outbuildings are in a courtyard type arrangement with number 17 on two sides. Some of the structures in this area are in a very poor state and should be demolished with extreme caution (photos 17 and 18). They partially bound a small open yard which supports and oil tank and provides access to a boiler house (photo 22). There is also an access door on the ground floor of number 17 to this small yard, the proposed works may create a security issue for this yard and door. The buildings have frontage onto Mitchel Street with a 2m wide footpath. This presents an opportunity to provide hoarding and dust screens during demolition. Number 20 has dual frontage onto Emmet Place, but with no footpath. Demolition works may require a road closure. Documents from the on line planning search show there were structures in the open space, this is supported by the historic OSI maps. Any foundations or rising walls from same should be completely grubbed out to avoid ‘hard spots’ on the proposed parking area. Further, where foundations from previous structures run into the property boundaries and adjacent buildings, they should be carefully removed so as not to cause damage to the latter. The vegetation on the site boundaries should be carefully removed (photo 9). Where necessary, masonry joints may require remedial works as vegetation removal will damage same. Further, the vegetation oversails onto adjacent properties and access for local remedial works maybe required. All demolitions work should be carried out in accordance with BS 6187 : 2011 Code of Practice for Demolition, any Local Authority requirements and Health and Safety requirements. It is recommended that the demolition works and site clearance should be done by a component demolition contractor and should be specified and tendered separately from the main body of the work. The design of temporary works, including those required during demolition, would be the Demolitions Contractors responsibility. Particular attention would be brought to the temporary propping of the exposed party wall of number 17, the deposition of the permanent works will have to be taken into consideration for the design of this propping.


6. Proposed Works

From a visual inspection, it was not established if the front and rear walls of number 18 are bonded into or butted against the party wall of number 17, however the comments in section 3 should be considered. It is recommended that some pre-works opening up are done at these junctions to determine the exact deposition of the construction as this will aid the approach to the demolition and remedial works. The rear barge of the left party wall of number 17 has been structurally compromised and requires attention (photo 21). The masonry could be stitched and in places locally replaced. Similarly at the ridge the masonry is in a poor structural condition (photo 45) and should be locally rebuilt. The discolouration of the bricks suggests there was a chimney stack. It is highly likely that over time the stability of the left party wall of number 17 has become dependent upon the structure of number 18, with the front and rear walls providing buttressing to same. The intent is to demolish number 18 and some form of structure is required to maintain the integrity of the party wall. The length of the party wall is c.8m and the height from ground to eaves is 6.7m with an additional 3m to ridge. From the topographical survey, the average thickness is 720mm, slightly thicker on the ground floor. This gives a slenderness ratio of 11 which is quite stocky. There is a stairwell from ground to first floor on the number 17 side and it is highly unlikely that the wall is tied into the second floor and is not tied at roof level. After demolition, some form of buttressing is required, this could take the form of short returns off the party (now gable) wall. These should be full height but can reduce in thickness. They should be tied into the existing gable. The newly exposed gable will require weathering during and after the works. Along with temporary support works, a temporary Monarflex membrane should be applied to the exposed surface to protect the wall against the elements. The front and rear slope barges will require attention as the existing flashing is very poorly executed. New lead flashing should be applied and dressed onto the gable. This will require the removal of roof tiles immediately adjacent to the barge. The new construction should be weather tight and prevent the ingress of moisture. As noted above, lead flashing is required at the barge, flashing will also be required at all horizontal surfaces , i.e the top of all tapers. The exposed masonry should be plastered with a waterproof sand/cement render. The proposed levels to the carpark area should be above the foundation levels of the boundaries. This approach will negate the requirement for any underpinning of delicate structures.


7. Photographs

1. Building elevations to Michael Street 2. As per photo 1

3. Building elevations to Emmet Street 4. As per photo 3

5. Part rear building elevations 6. As per photo 5


7. Gable of building to NE boundary 8. Part view of the rear open space

9. Part view of SE boundary to open space 10. As per photo 8

11. Front elevation no’s 18 and 19 12. Front elevation no’s 16 and 17 part ‘House of Gifts’


13. Part front elevation no. 15 part ‘House of Gifts’ 14. As per photo 13

15. Detail of front elevation of no. 15 16. Detail of elevation of no’s 16 and 17

17. Rear area of no. 18 18. As per photo 17


19. Part rear elevation no. 18 20. Part rear elevation no’s 19 and 20

21. Bulging and cracking rear corner of no. 17 22. Vertical crack ground floor wall no. 16.

23. Part rear elevation no. 15. , note the infilled window 24. As per photo 23


25. Part view rear extension no. 16 26. Part view ground floor House of Gifts no. 16 and 17

27. Ground floor ope from no’s 16 to 15 28. Ground floor no. 15

29. Part view first floor no. 16 30. As per photo 29


31. Second floor rear wall no. 15 32. As per photo 31

33. Second floor front wall no. 15 34. Detail of the window head photo 33

35. Party wall / internal wall junction no. 15 36. Rear wall of no. 15 stairwell second floor, inside photo 23


37. Rear wall no. 15 half landing 38. Cracking to party wall no. 15/16

39. Rear wall no. 15 40. Head detail of photo 36

41 Internal second floor wall 42. Rear wall attic to no’s 16/17


43. Coving line rear pitch no. 17 44. Wall / ceiling junction party wall no. 17

45. Oversailing gable no. 16 46. Attic over no. 16

47. Part view first floor no. 18


Appendix A – Photograph Reference

54.553

54.502

54.488

54.502

54.528

54.578

54.530

54.545

54.603

54.68

4

54.681

54.452

54.405

54.429

54.443

54.470

54.495

54.510

54.471

54.425

54.454

54.480

54.523

54.554

54.555

54.866

54.873

54.918

54.855

54.845

54.855

54.878

54.901

54.913

54.929

54.942

54.963

54.865

54.8

82

54.938

54.957

54.996

55.033

55.065

55.081

55.119 55.027 55.026 55.095

55.122

55.083

55.0

70

55.0

74

54.9

96

54.9

42

54.971

54.914

54.917

54.935

54.965

54.969

54.943

54.967

55.014

55.045

AJ54.946

AJ54.869

AJ54.917

MH55.084

55.00

55.00

55.00

55.0

0

55.00

55.00

55.00

55.00

55.00

55.00

55.00

55.00

55.00

55.00

55.00

55.00

54.75

54.75

54.75

54.75

54.75

54.50

54.50

54.5

0

54.50

54.50

54.50

54.5

0

54.50

54.5

0

54.5

0

54.50

54.5

0

54.5

0

54.5

0

54.5

0

54.5

0

54.50

54.5

0

54.5

0

54.2

5

54.2

5

54.50

54.50

54.5

0

54.50

54.50

54.50

Concrete

path

Concrete

path

Concrete

path

Concrete path

59.3

38

61.947

62.031

61.141

BD

BD

Roof lvl:

61.63

Eaves lvl:

61.16Eaves lvl:

61.16

Eaves lvl:

61.13

Eaves lvl:

61.03

Eaves lvl:

61.12

Eaves lvl:

61.07

Eaves lvl:

63.50

Eaves lvl:

61.32

Eaves lvl:

63.27

Eaves lvl:

63.22

Eaves lvl:

61.93

Eaves lvl:

62.65

Eaves lvl:

61.39

Eaves lvl:

61.38

Eaves lvl:

58.49

Eaves lvl:

59.35

Eaves lvl:

59.35

Eaves lvl:

61.38

Eaves lvl:

61.12

Eaves lvl:

60.14

Eaves lvl:

60.13

Eaves lvl:

60.21

Eaves lvl:

60.21

Eaves lvl:

59.97

Eaves lvl:

59.67

Eaves lvl:

58.86

Ridge lvl:

63.97

Ridge lvl:

63.68

Ridge lvl:

64.04

Ridge lvl:

64.18

Ridge lvl:

64.22

Ridge lvl:

65.61

Ridge lvl:

66.51

Ridge lvl:

66.46

Ridge lvl:

66.28

Ridge lvl:

64.36

Ridge lvl:

64.09

Ridge lvl:

64.22

Ridge lvl:

64.28

Ridge lvl:

64.19

Ridge lvl:

62.01

Ridge lvl:

61.08

Ridge lvl:

60.62

Ridge lvl:

61.56

Ridge lvl:

62.23

Roof lvl:

57.81

Blocked doorw

ay

Mitchel S

treet (R497)

Emm

et Place

Pedestrian

access under

building

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

TE

LE

CO

M

60.3

83

Roof lvl:

58.11

Roof lvl:

58.46

Stone building ruins (taped)

Roof lvl:

61.76

Yard (t

aped)

Ridge lvl:

61.39

Eaves lvl:

59.03

Eaves lvl:

59.24

Ridge lvl:

61.62

Stone building

Stone wall

Stone wallStone wall

Stone wall

Stone wall

Stone wall

Plastered wall

Stone p

ath

(under c

onstructi

on)

Cobble path

Cobble path

Cobble

path

Cobble path

Cobble path

Cobble path

Cobble path

Cobble path

Cobble path

Area of dense overgrowth

Building lines surveyed

at first floor level

shown in Green

Building lines surveyed

at first floor level

shown in Green

Timber hoarding

Timber hoarding

Sheahan's Hom

evalue Hard

ware

Old concrete fe

eders / tro

ughs

S01

E/X: 586489.495

N/Y: 679202.918

Ht/Z: 55.085m

S02

E/X: 586520.689

N/Y: 679231.098

Ht/Z: 54.610m

Combined sewer line?

Ø450mm Concrete

MH

CL:55.16m

IL: 53.90m

Com

bin

ed se

wer lin

e?

Ø450

mm

Concre

te

Com

bin

ed s

ew

er lin

e?

?Ø

375

mm

Concre

te

IL:

53.9

3m

Ø100mm

uPVC

1

23

4

5

6

7

8

9

10

11

12

13

14

15

16

Photograph number and direction Overall Site Plan

54.767

54.744

54.772

54.722

56.344TOW:55.040

55.26055.438

55.613

54.93655.123

55.30355.503

55.69655.894

56.07756.275

56.165

55.963

55.767

55.564

55.370

55.180

54.993

55.76956.897

55.72256.782

55.44557.064

55.64657.214

55.59657.059

55.79956.572

56.5

74

55.80655.998

56.19056.382

55.16455.350

55.52355.709

55.87856.065

56.24056.415

56.59056.765

56.94057.115

57.29057.465

56.874

56.7

24

N

S

EW

N

S

EW

26

27

28

Ground Floor Plan

57.174

57.024

57.62557.780

57.93758.127

58.27858.456

58.63458.828

56.359

58.242

58.06557.867

57.67056.365

56.564

58.15759.696

58.16459.698

58.14859.619

58.13559.625

58.12059.690

58.10059.676

57.54158.712

58.30459.334

57.49658.678

59.54259.839

57.91758.606

55.35055.523

55.70955.878

56.06556.240

57.84358.004

58.17058.343

58.751

57.85258.032

58.21258.392

58.572

57.660

57.324

56.874

56.7

24

56.5

74

59.54460.475

56.41556.590

56.76556.940

57.11557.290

57.46554.936

55.12355.303

55.50355.696

55.89456.07756.275

57.88059.180

57.155

56.985

56.815

56.645

56.460

58.22759.127

56.749

56.934

57.119

57.304

N

S

EW

N

S

EW

17

18

19

20

21

22

23

24

25

29

30

31

32

47

First Floor Plan


58.502

58.6

97

58.920

59.085

59.276

59.476

59.697

59.909

60.346

61.183

61.31160.34261.097

60.27161.180

61.246

60.34261.097

60.36161.333

58.03558.204

58.38358.563

58.73858.918

59.095

60.150

59.981

59.272

61.180

61.180

61.18060.27161.246

61.18359.881

59.695

59.50859.318

59.14358.951

58.751

58.572

58.03258.212

58.392

57.838

59.44259.612

59.787

60.38061.135

60.38061.135

60.38061.135

60.38061.135

N

S

EW

N

S

EW

3334

35

36

37

3841

42

43

44

Second Floor Plan

Photograph number and direction at each floor level


Appendix B – OSI Historic Mapping

1837 – 1842 map 1888 – 1913 map