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Name of the Church: Chiddingly Parish Church, in the United Benefice of Chiddingly and East Hoathly
Address: Church Lane, Chiddingly, Lewes, East Sussex BN8 6HE
Diocese: Chichester
Archdeaconry: Lewes and Hastings
Parish: Chiddingly Parish Council
Local Authority: Wealden District Council
County Council: East Sussex County Council
Conservation Area: Chiddingly Conservation Area
Listed Building: Grade I
Preservation Order: Trees None known although trees within the grounds of the Listed Building will be protected
Inspector: Peter
E.V. Pritchett, Dip Arch, RIBA, John D Clarke & Partners, Chartered
Architects,
2 West Terrace, Eastbourne, East Sussex, BN21 4QX
Tel: 01323 411506 Fax: 01323 410064
Report number: 2
Date of the report: August 2003
Date of the Inspection: August 22 2003
Date of previous Inspection and Report: October 15 1998
Previous Inspection carried out by: Peter E.V. Pritchett, Dip Arch, RIBA
Date for next Inspection: 2008
1. SITE PARTICULARS
1.1 It is assumed for the purposes of this report that the Church faces north to the lane which leads to the Church Hall, the Altar being at the east end.
1.2 There is a burial ground within the curtilage of the site. It would appear that the Churchyard is open for burials and therefore it is assumed that the PCC will have responsibility for maintenance. The grounds are kept in good order. See later comments.
1.3 There is narrow lane leading to the Church opposite the Six Bells Public House and this terminates in a car park and turning space close to the Village Hall. There is also a farmyard gate entrance to the Churchyard extension.
1.4 There is no vehicular entrance to the Churchyard. There is sufficient space for a car to park against the north boundary and at the side of the lane. There is also public car park set to the north side of the lane which gives good space for a number of vehicles.
1.5 There is a footpath which leads through the Churchyard from the pedestrian gate in the north boundary through to a gate in the south boundary and leading to the cricket field. Records do not indicate whether this is a formal right of way, but it is known to be used by villagers for walking dogs etc. [NB It is in fact a formal right of way - a public footpath and part of the Vanguard Way].
1.6 There is also a pedestrian gate in the west boundary opposite the west end of the Tower. This entrance through the boundary would seem to date from the time when the adjoining dwelling was once the Vicarage.
1.7 Ownership and responsibility for the upkeep of boundaries should be checked with Church records. It would seem probable, due to the age of the buildings, that boundary fences will be in the ownership of the Church [they are] and therefore there will be a responsibility in respect of repairs and maintenance. See later comments.
2. CHURCH PARTICULARS
2.1 Attached to the written report is a plan of the Church, the reference numbers relating to windows etc. are referred to later in this report.
2.2 The Church is set to the southeast of the group of buildings which form the village centre of Chiddingly and would appear to be set on a slight rising in relation to surrounding ground. The village is a dispersed community of some seven square miles.
2.3 The buildings date from the late 11th Century or early 12th Century. Records indicate that the Chancel was rebuilt in 1864.
2.4 Early records indicate a square headed window in the east wall of the Chancel. There is a Medieval Piscina in the south wall of the Chancel. The Chancel arch is said to be 13th Century. The North and South Aisles appear to date from 1250-1300, the arcading late 13th or 14th Century. A slight variation in detail suggests differing dates for the north and south sides.
2.5 There are 15th Century windows in the North and South Aisles.
2.6 It has been suggested that the roof of the Nave might have at one time been covered in thatch, then stone and now replaced in clay tiles. These are set on massive oak timbers.
2.7 The Tower gives much impact and interest. 15th Century, the Tower is some 60' in height with walls measuring up to 4' 6" in thickness. The Tower is one of three remaining Spires in Sussex. The others are at Dallington and Northiam. Octagonal in shape, the Spire is set on the square Tower with unusual four polygonal pinnacles.
2.8 It is with the Tower that there has been much historical movement. It is said that the Tower was struck by lightning in 1897 and as a precautionary measure, a large chain was slung around its base and various iron cramps inserted into the masonry. The outer chains were removed during a period or restoration in 1984, although there appears to be no records of the chain. The work at this stage included for a system of stainless steel bars grouted into the thickness of the Tower walls with epoxy mortar and steel straps to the inside faces. These steel bars and rods etc. are exposed and are still evident.
2.9 The Tower was again struck by lightning in November 1996. On this occasion the strike was conducted by way of the lightning conductor on the south side of the Tower which arced to the clock face and thereby into the Tower causing destruction of the clock mechanism and electrics.
2.10 A further fine feature of the Church is the Jefferay Monument set within the South Transept, a marble and stone memorial to Sir John Jefferay 1578, who was the Chief Baron of Exchequer under Elizabeth I and at various times a Member of Parliament for Arundel and East Grinstead.
2.11 The stained glass of the east window is said to date from 1875, and a memorial to the Revd. James Vidal during whose incumbency the Church was restored.
2.12 The Pulpit is of late 18th Century with sounding board. It was said at one time to have been three decker, with stalls for Parson and Clerk.
2.13 The organ is one manual with pedal tracker by J Walker, built originally in 1870. Records indicate that this was purchased from an Eastbourne Church in 1906 and transported to Chiddingly by way of farm cart. It is with attractive decoration to the organ pipes.
2.14 At the time of writing this report the Church has been successful in securing a Stage 1 Grant from English Heritage for a further stage of repair and restoration to the external walls of the Tower and Spire. Scaffolding is due to be erected shortly on the south and west sides of the Tower to carry out further investigation of the condition of the walls and the Spire with the view of preparing a Specification for restoration.
This follows continued water penetration through the structure of the Spire and south and west walls of the Tower. There has been significant water penetration through the outer walls of the Spire stairs which are cut into the massive walls in the southwest corner. (The worst possible location in respect of weather resistance!).
2.15 There is a record of dampness within the Church and various works have been undertaken in an attempt to reduce the high moisture levels recorded.
· French drains have been formed under some of the brick gutters which surround the Church on the north and south sides. (This was to reduce water penetration in and around the floor area of the font).
· It is evident that there has been an overcoat of render applied to the east facing wall of the Tower arch above tie beam level where this has been applied over some black bitumen substance.
· Silicone barrier treatment has been applied to the large offsets at the apex of the square Tower and junction with the Spire.
3. GENERAL
3.1 The inspection was carried out when weather conditions were dry and overcast. The temperature was approximately 24ºC. It is worth noting that the inspection was carried out following a period of particularly dry weather with intense heat. Ground surfaces within the Churchyard were cracked.
3.2 I did not excavate to uncover foundations, if any. It would seem likely that there will be no foundations of any substance.
Records indicate that a trial hole was dug on the south side of the Tower in advance of strengthening works which were carried out in the 1980's. There are no records showing the result of this trial hole.
3.3 Recent diggings within the Churchyard suggest that the ground is cohesive soil subject to movement with seasonal variation in moisture content. Such movement can cause cracking to occur to walls and floors and there are a number of cracks within the building.
There is evidence of monitoring of a number of cracks with glass tell-tales set to the walls above the north and south arcades of the Nave and where tell-tales have at one time been positioned to the walls of the Tower stairs.
These cracks are of structural significance but there does not appear to have been any recent change. These cracks should continue to be monitored and any variation reported to the Church Architect for further consideration. It would seem, that in view of the number of years the building has been standing and the nature of movement seen, that there is no immediate cause for concern in respect of subsidence under normal circumstances. Periods of exceptionally dry weather may cause cracks to open. Defects in rainwater disposal can also affect the moisture content of ground immediately close to the building and this can cause differential settlement. The substantial trees within the Churchyard and close to the building will also affect the moisture content and extract moisture from the soil, which can also cause differential settlement. (See later comment in the report in respect of inspection of trees).
3.4 It would appear that the main walls are of solid construction, relying on their mass to keep dampness from the interior faces of the building. Generally internal faces are rendered and unpainted with the exception of the South Transept containing the Jefferay Memorial.
This report indicates that the interior render is in a poor state of repair and there have been some suggestions of repair and restoration to include for interior painting. Such a programme of work will require extensive renewal of render and may also be an opportune time to carry out some structural stitching repairs to the main fabric.
Should such a programme of work be anticipated, it should be realised that interior painting of the building will still be subject to damp penetration and rising dampness which will affect and deteriorate paint surfaces. The control of condensation is also a material factor which if allowed to continue will also destroy surface finishes.
3.5 With external walls in solid construction it is equally important that the exterior face of the wall is kept well pointed and free from cracks and gaps which will allow water to enter. Such concentrations containing a significant amount of lime mortar can settle with age and with the ingress of moisture, might lead to hollows or holes within the wall thickness and allow water traps and thereby water to enter the building. I believe this to be the case with the construction of the Tower. (See sketch attached to this report as an appendix). It is virtually impossible to identify where such holes in the wall fabric exist without expensive and detailed thermographic survey.
Such survey has been considered as part of the current repair and restoration works for the Tower but would require full scaffold and specialist costs in excess of £5,000.00. The budget does not allow for such investigation.
3.6 There will also be rising dampness within the main structure of the walls which will cause early deterioration to plaster. The lower section of some walls appears to be below ground levels and these will also be subject to penetrating dampness.
3.7 It is equally important to ensure that rainwater goods are kept in good order and watertight to avoid any concentrations of dampness which might lead to the deterioration of internal wall construction and interior plaster. (See later comments in respect of work to rainwater gutters and rainwater pipes, particularly on the south side of the Chancel).
3.8 With the advent of heating and expectation of increased comfort conditions, it is important to ensure that the building is well ventilated at all times, but in particularly when it is intermittently heated. Such ventilation will allow for the escape of high humidity levels.
The intermittent heating and lack of ventilation are significant contributory factors to the advent of surface and interstitial condensation which can cause deterioration to internal surfaces. Such moisture will be absorbed into the salts of surface plaster, thereby exacerbating the deterioration. The heating installation should be used with the object of raising the internal fabric temperature to assist in keeping background moisture levels low. Ventilation associated with heat is important as a means of removing evaporated moisture.
There is significant mould growth on the painted cupboard surfaces of the Tower Vestry and significant deterioration to the paint finishes on the exposed rendered wall in the southwest corner.
3.9 Ideally a temperature of 12-15ºC should be maintained within the Church building. a temperature variation between one area and another will also lead to condensation occurring on cold surfaces which can be seen here at Chiddingly in the Sacristy and the Tower Vestry.
Such even background temperature also has the advantage of giving a warm environment to those visiting the Church during the week, but also will assist in reducing the time necessary for heat build up at times of Church Service.
4. PREVIOUS REPAIR WORK
4.1 Extensive works to the electrical heating installation by PLC Electrics 1999.
4.2 Extending the bells installation to eight; new bell frame and ancillary works as a Millennium project.
4.3 Section of original Medieval bell frame fixed to the south wall of the Tower.
4.4 Repointing interior Belfry walls by Bean Brothers 1999.
4.5 Further repointing works to the Spire in an attempt to overcome water penetration by J W Gray, September 1999.
4.6 Tower temporary platform for damp proofing, December 2000.
4.7 Repairs to roof tiling by I Samuels.
4.8 Renewal of oak bargeboards.
4.9 Repointing stonework, west wall North Aisle, May 2001.
4.10 Electrical test by Messrs. Walco Electric, April 2001.
4.11 Improvements to the electrical installation, June 2001.
4.12 Work to brick paths by R Cox, 2003.
4.13 Fixed glazed screen between Tower and Nave, J H Payne & Sons Ltd. 2003.
4.14 Repair to windows by Cox & Barnard, 2003.
4.15 Improvements to sound installation by Antarer, June 2003.
5. LIMITATION OF THE SURVEY AND OF THE REPORT
5.1 This report is based upon findings of an inspection made from ground level and with the aid of gaining access to roofs by ladder. The inspection has been purely visual and no enclosed spaces or inaccessible parts such as boarded floors, roof spaces or hidden timbers have been opened up for inspection. In particular items not inspected or covered by this report are therefore as follows:
1. Inspection of the interior of the Spire.
2. Voids under any suspended floors.
3. Roof voids.
4. Drains not tested.
5. Electrical installation not tested.
6. Lightning conductor installation not tested.
7. Sound amplification system not tested.
5.2 This report indicates the condition of the buildings and identifies defects. It does not purport to be wholly comprehensive or to give a definitive solution for remedial work. It is a report only and is in no way a Specification for the execution of work and must not be used for such purposes.
It is not a document for the purposes of obtaining estimates from builders.
5.3 Professional advice should be obtained in determining appropriate repair work. Insensitive repairs, even minor repairs can easily destroy architectural character or inappropriate technical solutions to defects may prove unsatisfactory in the long run or even aggravate a problem.
5.4 The legal authority for the issue of a Faculty is required before any work beyond routine maintenance is carried out.
5.5 Alteration and repair work may be subject to the Construction (Design & Management) Regulations 1994, more commonly known as CDM Regulations. These regulations will apply to construction work which is notifiable to the Health & Safety Executive if it lasts more than 30 days, or will involve more than 500 person days of work. The regulations will also apply if the work involves 5 or more persons on site at any one time.
5.6 No tests have been carried out for concrete carbonation or other deleterious materials such as high alumina cement, calcium chloride or asbestos.
5.7 Notwithstanding any comments made elsewhere in this report, it is not the purpose of the report to define the fire extinguishers or other fire fighting equipment which should be installed. Or to advise specifically on other fire precaution matters such as means of escape, fire warning or Church Officer training. The local Fire Officer should be consulted for guidance.
5.8 It is not the purpose of this report to define the level of security of the Church buildings. It would be wise to seek the advise of the local Crime Prevention Officer for the Police Services.
5.9 Notwithstanding the above, I believe that from the limited examination that I have been able to make, the remarks set out in detail represents a reasonable assessment of the state of the Church at the time of this survey.
6. ROOF COVERINGS
6.1 The pitched roofs to the main Church spaces are covered in hand made sand faced clay plain tiles.
6.2 To the north slope of the Nave and North Aisle the tiles are fixed with alloy drops over small softwood battens. There is much rusted fixings to the battens and loose torching (mortar) below the tiles. Tiles generally are in fair condition. There is moss growth at upper levels which it would be wise to have removed to restrict moisture retention on the tile faces which can lead to early deterioration. Moss can also cause much clogging to rainwater gutters etc.
Some success has been obtained in fixing thin copper strand on the face of tiles in mossed areas. The wash from the strand releasing copper oxide which destroys the growth.
6.3 To the north slope there is some closing of courses, particularly a third of the distance from the apex and this may suggest some deterioration to batten fixing. There is also disruption to tiling at high level at the east end which is probably due to wind action. Incidental repairs in replacing broken, cracked and loose tiles should be carried out and the roof condition monitored.
There is lead flashing at the abutment of the roof slopes to the east face of the Tower and the west face of the east wall to the Nave. These lead flashings appear to be in reasonable condition.
6.4 To the north slope of the Chancel, tiles were lifted to the lower level which revealed alloy pegs over larger section battens without underfelt. There is a curious band of machine made clay tiles at the ridge position. This suggests a repair and it is unfortunate that hand made tiles were not used.
There is lead flashing at the junctions to the west wall of the Nave and it would appear that the edge of this flashing has been nibbled, possibly by squirrels.
It is known that squirrels are a nuisance to this Church, having at one time gained entry, causing internal disruption. I am seeking further guidance in respect of squirrel attack on lead, but on the south side at the junction of the Chancel to the South Transept there has been significant deterioration requiring early repair to ensure adequate protection from damp penetration.
6.5 The junction of the north slope to the Chancel east wall is with tile listing beneath the gable stone. This appears to be reasonably tight.
6.6 The south slope to the Chancel is similar to the north slope. There is opening joint in the tile listing to the eaves with movement to the gable stone. The battens on this side of the roof are larger than for the north side. There is no felt underneath the tiles.
6.7 The east and west slopes to the South Transept are with clay tiles, rather poorly fixed on the east side with cut tiles in the centre of the roof which is somewhat unusual. There are two airvents inserted in the roof slope. Tiles are fitted over small battens, felt, and there are galvanised drops. Replace/repair lead at the foot of the flashing at the junction of the Chancel and the Transept.
6.8 The pitched roof slopes to the Nave and over the South Aisle are in clay plain tiles with alloy drops over PVC felt and small battens and counter battens. There is a mortar fillet at the junction of this roof to the South Transept.
6.9 The North Porch roof is covered in Horsham stone slabs set over Welsh slate between the joints. The roof is fully pointed. There is over lead at the junction with the north wall, fixings of the lead have soldered joint. Generally in fair condition.
The tile listing against the Porch roof to the north wall of the Church is cracked on the west side and this requires repair. (The roof collects rainwater from the South Aisle roof).
6.10 The eaves to the many roofs have exposed rafter feet set over exposed wall plate. There is some evidence of inactive worm. The eaves are netted. Wire netting is loose in part on the west side of the Porch which could allow some bird and squirrel entry.
6.11 Oak board and barge has been used at the west ends of the North and South Aisles and these have been replaced since the last inspection.
7. RAINWATER DISPOSAL
7.1 Rainwater gutters are fitted to the various eaves of the pitched roofs.
7.2 There are short sections of UPVC gutter fitted to UPVC pipe at the west ends of the North and South Aisles at the junction with the Tower. Although there is a relatively small amount of water collected at these positions, the material used is inappropriate for durability and use on this Listed Building. The pipes have a number of bends which will become blocked. Black UPVC fades with ultra violet light, fixings are much rusted. These sections of UPVC should be replaced in painted cast iron.
7.3 In general there have been much improvements made to the rainwater disposal from the various pitched roofs which now have cast iron rainwater pipes connected to UPVC ground drainage without gully.
The various brick channel gutters at the base of the various external walls therefore collect rainwater run off only and do not act as specific rainwater drainage. However, a number of the gullies are silted with grass cuttings etc. and these require to be removed and gaps and cracks in the gullies repaired.
7.4 Cast iron rainwater drainage sections are in some part much rusted and require redecoration. It would be sensible to carry out this decoration in the short term before rusting causes decay.
7.5 It is understood that there is a french drain, drainage surrounded in pea beach etc. beneath some of the brick gutters. I am informed that this occurs on the south side around the South Transept and on the north side of the Chancel and North Aisle. These connect to drainage which are taken to soakaways close to the north gate and within the cricket field.
7.6 The Porch gutter is low to the roof slope and in storm conditions rainwater probably overshoots. Joints in the gutter leak.
7.7 There is a missing stop end to the gutter on the east side. A section is cracked and has been repaired.
7.8 The half round gutter section on the north side of the North Aisle west of the Porch requires adjustment to reduce the overhang at the east end and push towards the junction with the valley of the Porch.
7.9 North side of the Chancel in reasonable condition although one outlet to the end may be inadequate during storm conditions.
7.10 Top fixings to the rainwater head against the west wall of the Nave are rusted causing disturbance to stonework.
7.11 The gutter to the south side of the Chancel is in poor condition and joints leak. The internal angle over the buttress at the junction of the South Transept is inadequate and poorly located in relation to water flow, particularly in storm conditions and is liable to overshoot causing dampness on the buttress. (This is where there has been significant damp penetration causing green mould on the interior face of walls).
The current restoration programme suggests an additional rainwater pipe on the south side of the Chancel with extension to drainage.
7.12 The cast iron rainwater gutter fitted to the eaves of the South Aisle is low in relation to the tiling and there will be overshooting in times of storm conditions.
7.13 Old fixings to feet of rafters should be removed to avoid deterioration due to rust.
8. EXTERNAL WALLS
8.1 As previously mentioned, there is an extensive programme of restoration and repointing works to the various walls of the Tower.
The works are as detailed in Specification 7193/S1 dated June 2003. There will be further investigations undertaken during the forthcoming months to identify the extent of stonework repair.
This work is urgently required to ensure adequate weathering of the structure and to avoid extensive deterioration due to water penetration.
8.2 The external walls of the Church building are generally in local sandstone giving a pleasant and mellow appearance with a mixture of random rubble and course ashlar. There are dressed stone quoins to window surrounds, plinth and buttress offsets etc. There has been some interesting use of brickwork in repairs to the tower walls. No doubt provided in the thought that this may have given better weather resistance to the extremely exposed faces.
8.3 The Spire is also in dressed stone of variable thickness. It is understood that the thickness of stone close to the apex is approximately 6" (150 mm). At the base of the Spire there is a coarse render band thought to be concrete which contains stainless steel ring reinforcement. There is much plant growth at the junction of the Spire to the upper walls of the Tower, particularly around the various pinnacles. This will be inspected in more detail.
8.4 There has been some repointing works since the last inspection, the west face of the North Aisle, lower level. Here the pointing is too smooth and without coarse aggregate in the finish.
8.5 The north face of the North Aisle on either side of the Porch is with rough texture, possibly original render.
8.6 The outer walls of the North Porch are in green grit and sandstone with some ribbon pointing. It is unfortunate that there appears to have been some cement rich pointing which is lifting. It is important that any repointing carried out is in a lime mix, carefully considered in relation to strength to ensure that the mortar is weaker than the surrounding stone. This will avoid the various deterioration seen on stones as a result of moisture evaporation through the face.
8.7 To the north face of the Porch there is eroded green grit sandstone to the reveals of the opening. The hood mould has been replaced in part. There is the date shown as 1657.
8.8 There are holes above window W2 and W5 which require filling.
8.9 The east face to the Nave on either side and above the Chancel roof are in random stonework with heavy rich mortar, much of which is loose and cracked and should be removed and replaced with a lime based mix. The strength of the mortar is causing erosion to the face of a number of stones. There is also open joints to the gable stones.
8.10 The stonework to the north face of the Chancel with dressings is in reasonable condition. The east wall is in similar stonework, but there is erosion to the face of stone and pointing, particularly at the upper level. There is some disruption to the alignment of coping stones on the south side which will allow water penetration in the joints. Cement rich ribbon pointing should be removed and replaced in lime pointing.
8.11 There are two memorials set to the east face of the Chancel, on the south side rusted fixings are causing disruption.
8.12 The south side of the Chancel is similar to the north face with the exception of open joints to the southeast buttress. There are also some loose stones under the eaves.
8.13 The large buttress in the corner between the Chancel and South Transept is in random stonework with Horsham stone offsets. There is hard pointing.
8.14 The walls to the South Transept are in sandstone ashlar, with good pointing believed to have been carried out by T E Tilley within the last ten years. There is an S cramp to the south west corner, south face, which is rusting.
8.15 The south wall of the South Aisle is in random stonework with textured mortar finish, possibly remains of original render. Some is loose and friable. There is a crack above the window W11. The west return of the South Aisle is in random stone with many open joints and some rich mortar. There has been significant water penetration in this corner of the structure and extensive repair and repointing is required. Pointing is loose under the bargeboard.
9. WINDOWS
9.1 The windows are numbered W1 to W16 travelling clockwise around the church, starting in the north porch then via the chancel and south aisle back to the north porch.
9.2 W1 [window in east of north porch]. Two lancet Porch window in clear diamond lead light, satisfactory. Eroded green grit sandstone, minor open joint. Sill erosion, crumbling stone.
9.3 W2 [north face of north aisle]. Diamond lead light, dirt on internal surface. Stonework satisfactory. Saddlebars rusted with pressure on glass.
9.4 W3 [the two stained glass windows by the font]. Stained and painted glazing with external wire guard with rusted fixing in part. Stonework satisfactory. Split hood mould, monitor.
9.5 W4 [north face of chancel]. Clear diamond lead light, leads lifting in part, monitor. Some cracks, particularly to border glass. Saddlebars replaced. Stonework satisfactory.
9.6 W5 [north face of chancel, nearest the altar]. Incorporating opening casement in good condition with new saddlebars. Leading poor in part, monitor. Gaps between leading and glass in part. Stonework satisfactory.
9.7 W6 [over the altar]. East window with continuing movement to the various panels causing opening joints between lead and glass. Continue to monitor. External grille. Stonework satisfactory. Painting to the window with lettering is fading in part and consideration should be given to refurbishment in due course.
9.8 W7 [south face of chancel, nearest the altar]. Diamond lead light with opening casement in good condition, stonework satisfactory. Split sill with crack beneath window, requires pointing.
9.9 W8 [south face of chancel]. Clear diamond lead light, leads lifting in part, monitor. Some cracks, particularly to border glass. Replace saddlebars. Stonework satisfactory.
9.10 W9 [east face of south transept with the Jefferay Monument]. Eight panels, square head with diamond lead light glazing. Satisfactory.
9.11 W10 [west face of south transept with the Jefferay Monument]. High level diamond lead light with large ferrous bars. One quarter section glass holed. Open joints to mullion. (Close examination not made).
9.12 W11 [south face of south aisle]. Two diamond lead light with opening window and outer ferramenta. Painting required to putties. Stonework satisfactory although flat sill encourages water penetration.
9.13 W12 [west face of south aisle]. Single lancet with replaced saddlebars. Leads lifting in part, probable leakage. Monitor. Stonework reveals with open joints and large pointing. Reset as part of the repointing to the external wall.
9.14 W13 [the west window]. West window three large coloured and plain glazing sections. External putties showing cracks. Opening window added since last report, satisfactory.
9.15 W14 [west face of north aisle/sacristy]. Single lancet with much mildew on internal face.
9.16 W15 [north face of north aisle]. With opening casement, outer ferramenta rusted. Lifting leads to panel above casement. Stonework satisfactory (PVC cable to "temporary" light fitting, unsatisfactory).
9.17 W16 [west face of north porch]. Two lancet Porch window in clear diamond lead. Rendered mullion, hollow and open joint at head. Monitor.
10. DOORS
10.1 West door to the Tower with Pelham Buckle badges. Three steps to the entrance. Ironwork to the doors requires redecoration. Oak board with gap between frame and stonework. Movement evident and open joints to north reveal and dropped head.
10.2 To the north entrance a pair of doors which are protected by the outer Porch. Raised stone threshold, consider removal and reshaping to give level access. (See later comment under Disability Discrimination Act).
10.3 South doors not opened. It is evident that the doors are not totally watertight, there are some gaps.
11. TOWER
11.1 Mention has been made earlier in the report of works which are proposed to the structure of the Tower.
11.2 It is understood that the inside of the Tower and Spire has been repointed and there was considerable grouting of masonry.
11.3 Stone spiral stairs are set in the southwest corner of the structure which is a weakness in this vulnerable and exposed corner. There are rings of steel within the staircase shaft. There are many cracks to the inside face of the walls of the staircase shaft and much lifting render.
11.4 There is no handrail to the stair and a central rope may be of benefit. The steps are much dusted and thereby slippery and hazardous.
11.5 Since the last inspection and as a Millennium project, there has been the installation of two additional bells set within a new complete steel frame. The works have been carried out by the Whitechapel Bell Foundry under the direction of Alan Hughes. There was assistance by the Sussex Bells Association.
11.6 The report of October 1998 contained a detailed description of the original bell and new bells.
11.7 In general the installation has performed well and there is no sign of any cracking between the main steel members and outer walls of the Tower. There is some surface rusting occurring on steel members which will require descaling and repainting within two years. In view of the extensive water penetration that occurs, an internal arrangement of UPVC gutters directs rainwater through the Belfry openings. The platform formed above the bell frame is covered on the top side with felt to collect any rainwater which may penetrate the Spire and this is also directed by way of outlet through the Belfry openings.
11.8 Beneath the Belfry is the clock room with clock which is maintained by Messrs. Gillett & Johnston. This is attached to clock faces which appear to be in reasonable condition.
11.9 There was mention in the last report of possible active wood boring beetle to timbers within the clock room, more particularly to the junctions of timbers where these are built into the wall. I advise that there should be an inspection by a specialist Contractor, for example Mr Brown of Bensleys Timber Maintenance.
11.10 The bell ringing level, a Gallery above the Vestry, has walls finished in render and there are cracks in the northwest corner above the window head and to the south wall of the central location. These cracks have been reported in the past and should continue to be monitored. The render face, particularly to the south and west wall is much affected by damp penetration. The render will be contaminated with soluble salts. It is not advised that this should be painted without extensive renewal.
11.11 Since the last report a section of the Medieval timber bell frame has been fixed by way of galvanised brackets to the south wall of the Tower and with the new glazed screen is seen from within the Church.
The glazed screen in the Tower arch to the Nave is a fine additional feature to the Church and replaces a much inappropriate PVC strip curtain.
I understand that the bells are lovingly cared for by the local Bell Captain, Tim Waterman.
11.12 There are many timbers and steels which are built into the outer walls of the Tower and as a result of the continued water penetration the ends of these members will be subject to damp and thereby decay. There is much damp staining on timbers close to the west and south walls and the condition should be carefully monitored.
11.13 At the ringing level, the west window is close to the floor level and consideration should be given to providing some form of protection.
12. INTERIOR WALLS AND CEILINGS
12.1 There are four exposed tie beams and arched brace king posts to the Nave. Somewhat unusually the ceiling is fully plastered and is believed to be on timber laths. There are some cracks and there is discolouration in part. I can give no guarantee as to the safety of this ceiling plaster.
12.2 The ceiling to the Chancel is in dark stained board in barrel vault. This displays a rather dark feature and there would be some improvement if the timbers were stripped and bleached. No access to the roof void.
12.3 The North and South Aisles are fully plastered and would also appear to be plaster applied to laths. Again there are many cracks and I can give no guarantee as to the safety of the ceiling plaster.
12.4 The ceiling to the South Transept, above the Jefferay Memorial is also in plaster finish and painted. There are exposed timber beams and plates.
12.5 Interior walls are generally in plain render, much discoloured, repaired and patchy. This displays a dull appearance. There are many cracks which have been reported earlier, some of which are monitored by way of glass tell-tales. These are not recorded as they are numerous. (See earlier comment in respect of ground movement and structural cracks).
There is also disruption to render as a result of buried electrical conduits which are rusting.
There are fine sandstone dressings to the arcade and window surrounds. Ferrous metal fixings in stonework should be removed to avoid damage.
12.6 There is little doubt that a thorough internal restoration including repairs to render and redecoration in lime wash would be of significant benefit to the appearance of the Church. Such a programme of work would need to be following extensive external restoration to overcome the many areas of damp and water penetration.
12.7 There is also some timber panelling against external walls, more particularly to the North and South Aisles. It is thought that this will be fitted to timbers which are fixed against the damp outer walls and thereby may be subject to wood rot. I saw no signs of rot at the time of this inspection.
12.8 The interior walls of the Vestry are plastered and painted (beneath the Tower). There are many cupboards, some of which were opened. The interior face of the south and west walls has render finish and the paintwork is much deteriorated. (See earlier comment in respect of damp penetration and condensation).
There is much evidence of mould spores on the face of painted cupboards suggesting significant condensation. Intermittent heating of this space is thought to be the reason for the extensive high humidity without ventilation.
13. FLOORS
13.1 Earlier comments have mentioned the evidence of damp penetration through the solid stone and brick floors.
13.2 It is also known that there is a vault beneath the South Aisle and part Nave, the extent of the space is not known.
13.3 Careful monitoring needs to continue on the extent of damp penetration which could cause significant wood rot to the various surfaces of the raised pew floor areas. There is early sign of decay to the wood kerb to the pew close to the font.
13.4 The various areas of raised floor in the pew locations consist of hardwood timber strip flooring over what would appear to be softwood joists. An attempt has been made to give some form of ventilation with drillings in the kerbs etc. It is important to ensure that this ventilation continues.
There is some disruption to the flooring close to the western column of the south arcade. It would be wise to raise some boards to check on fixings.
The floor to the pew dais against the South Aisle wall appears to be of solid construction and is finished in cork.
13.5 The condition of floor boarding at the east end of the North Aisle is in poor condition, surfaces are rough and there may be hazards from splinters.
13.6 Aisle floors are finished in a mixture of brick and tile with some stone ledgers. There is some discolouration due to damp.
13.7 The raised floor to the Sanctuary is finished in black tile with slate step. There are some stone ledgers.
13.8 The Vestry floor within the Tower would appear to be of timber construction and has been raised to the main Nave level. This has resulted in three steps at the west entrance door. There are steps leading to lower well at the foot of the access spiral to the Tower.
13.9 A timber stair gives access from the Vestry to the ringing level. There is no handrail.
13.10 The floor to the clock room seen above the ringing level is with steel beam set between the north and south walls with timber joists. There is much rusting on the steels and damp staining on timber. Continue to monitor.
14. FIXTURES AND FITTINGS
14.1 Pine box pews require some adjustment to doors. There has been active beetle in a number of areas of timbers, this now appears to be inactive. Keep under review.
14.2 The screen between the back of the organ and north wall forms the Sacristy. This is of low quality timber with ply panel and the arrangement is out of character with the remainder of the Church interior.
There is much storage within the Sacristy and it would appear that the space could do with reorganising with an orderly arrangement of storage.
14.3 There is some movement to wall memorials:
· Against the north wall of the Chancel, movement into the top corner.
· Against the south wall, crack to the face and movement to the cornice section.
· Behind the Choir, north side, rusted bottom cramp detail of moulding lost.
14.4 The commandments boards fitted either side of the Tower arch could do with cleaning and restoration.
15. ELECTRICAL INSTALLATION
15.1 Attached to this report is a copy of the most recent test and inspection report carried out in April 2002. Matters which have been identified for attention have been repaired.
The installation should again be inspected in five years following the April 2002 inspection.
15.2 Attention is required to the temporary PVC wiring to the floodlight fitted to the north face of the Porch.
15.3 The interior bulkhead fixing within the North Porch is unfortunate and out of character for the location.
15.4 The globe lights on either side of the west entrance to the Tower are an unfortunate contemporary addition.
15.5 Church heating is by way of electric fitments including under pew heaters which have guards to all areas other than the Choir.
16. LIGHTNING CONDUCTOR INSTALLATION
16.1 The Church has a Tower only protection system consisting of two down tapes. This installation was carried out by Messrs. J W Gray.
The lightning conductor installation should be tested twice in each Quinquennium.
16.2 The installation will not comply with the current British Standard Code of Practice and the Church Officers are advised to seek further guidance from the Diocesan Lightning Protection Advisor.
17. EXTERIOR
17.1 There are many mature trees in the Churchyard and I advise that they should be inspected by an Arboriculturist to prepare a report on condition in accordance with the Chancellors directions.
17.2 It would seem to me that there should be some tree surgery work to remove diseased or dead branches etc. The tree close to the northeast corner of the Chancel should be cut back to avoid damage to the building.
17.3 See also earlier comments in respect of the closeness of trees to the structure and the likelihood of ground movement.
17.4 The Churchyard has a number of attractive brick paths. The paths leading from the north gate to the North Porch is to a slight slope and is known to be slippery when wet. Consideration is being given to a handrail to one side. (Watch for drainage beneath the ground).
17.5 The brick path against the west boundary and through to the entrance to the cricket field has recently been replaced and is in good condition.
17.6 The brick path between the North Porch and the west boundary has some open joints and rather crude concrete edging. Open joints may be hazardous.
17.7 A number of boundaries are with three bar oak rail and post, which is understood, was completely renewed by voluntary subscription in 1990. There is much decay and repairs are advised.
17.8 There are a number of tombs in the Churchyard, some of which have been dismantled ie. to the north and east of the Chancel. As soon as funds permit, these should be rebuilt. Leaning headstones should be stabilised for safety.
17.9 See earlier comments in respect of cleaning and clearing brick gutters to the surrounds of the Church.
18. DISABILITY DISCRIMINATION ACT 1995
18.1 The Church Officers have been giving consideration to the Disability Discrimination Act 1995 and the requirement to give level access and facilities to the Church buildings.
18.2 The Church Officers are advised to prepare an action plan in respect of proposals.
· Railings to the entrance path and to the steps leading from the Nave to the Chancel.
· Alterations to the entrance through the North Porch to give level access by way of permanent or temporary ramp.
18.3 The Church has a sound system and hearing impaired loop system. There should be a test facility for the hearing impaired loop.
18.4 The Church are advised to provide large print Hymn and Prayer books.
18.5 To prepare a management paper in respect of serving the disabled within the Church.
18.6 It is understood that a disabled toilet facility has been provided in the Hall where other facilities are also available.
18.7 Any proposals in respect of changes to the building fabric, including railings etc. will require Consent by Faculty.
19. CONCLUSION
19.1 It is recommended that a logbook should be maintained and kept for use of the Church and the Inspecting Architect. It should include all information regarding inspections and reports, tests on installations and notes of all repairs carried out including dates and costs.
19.2 In the nature of things I could not examine the concealed surfaces of the roof, floor or similar timbers or other parts of the structure which were covered, unexposed or inaccessible. The Church was furnished at the time of my inspection and therefore carpets and hangings etc. would have obscured some surfaces.
19.3 I am therefore, unable to give any guarantee or assurance that the timbers and woodwork are free from wet rot, dry rot, wood boring beetle attack, or any other timber defect particularly where I have alluded to the signs of attack which are self evident. Defects of this sort can exist on concealed surfaces and affect the timbers which are apparently sound.
Similarly, I cannot report as free from other defects parts of the structure which were covered, unexposed or inaccessible.
Notwithstanding, I believe that from the limited examination that I have been able to make, the remarks set out in this report represents a reasonable assessment of the state of the Church at the time of my inspection.
Peter E V Pritchett, DipArch, RIBA
JOHN D CLARKE & PARTNERS
SUMMARY OF REPAIR WORKS WITH SUGGESTED PRIORITIES
NB Please see elsewhere for an up to date progress report and costings for the works described below.
The priorities suggested may be affected by means of access in grouping certain works together. The sub-sections are an indication only of importance and will be subject to further investigation and review.
1. PRIORITY A - WITHIN 12 MONTHS of August 2003
1.1 Repairs and improvements to lead flashings as a result by squirrel activity.
1.2 Adjustments to netting to eaves (Porch).
1.3 Overhaul all tiled roof slopes and replace cracked and missing tiles.
1.4 Additional rainwater pipe south side of Chancel and new drainage connection.
1.5 Fill holes in external walls above W2 and above W5.
1.6 Repair and restoration to the external fabric of the Tower.
1.7 Repointing west wall, South Aisle.
1.8 W7, seal open joint in sill.
1.9 W12, remake reveals to window.
1.10 Provide support by way of rope handrail to Tower stairs.
1.11 Give protection to inside face of west window within bell ringing chamber.
1.12 Handrail to the stairs leading to the ringing chamber.
1.13 Lightning conductor/strike assessment risk and test.
1.14 Clean internal windows of mildew. (Specialist clean).
2. PRIORITY B - WITHIN 12 TO 24 MONTHS of August 2003
2.1 Clean moss from roof slopes.
2.2 Remake tile listing between Porch roof and north wall of Church.
2.3 Replace UPVC gutters and rainwater pipes.
2.4 Redecorate external rainwater goods, including remaking seals between joints.
2.5 Repointing east wall of Nave.
2.6 Repointing east wall of Chancel, high level.
2.7 W10, attention to stonework joint and glazing repair.
2.8 Redecorate paintwork to west door.
2.9 Redecorate paintwork with steel, within Tower.
3. PRIORITY C - WITHIN QUINQUENNIUM i.e. by August 2008
3.1 Replace UPVC gutters and rainwater pipes in cast iron.
3.2 W1, replace eroded stone sill.
3.3 Refurbish commandment boards on either side of Tower arch.
3.4 Attend to corroding memorial fixings.
3.5 Repairs to boundary fences.
3.6 Rebuild table tombs and stabilise gravestones.
4. GENERAL MAINTENANCE
4.1 Ensure general maintenance with the clearing of all rainwater gutters and rainwater pipes to ensure adequate drainage.
4.2 Clear all channel gutters.
4.3 Ensure ventilation of building with the regular opening of windows.
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