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1   v6 AK
Contents
03. Introduction

04. How to use the Toolkit

12. Sources of Information

13. Appendix A: Letter for Volunteers

14. Appendix B: Survey Form

15. Appendix C: Excel Spreadsheet of results
and Google Maps




With thanks to English Heritage, Natural England,
Peterborough City Council, Peterborough Civic Society,
Peterborough Regional College, University Centre
Peterborough
Front cover images (top) Cowgate, Peterborough, (bottom left) Volunteer in Peterborough, (bottom right) City
Centre Building.




2                                                 v6 AK
volunteers and the general public,
Part I: Introduction                                 details of which were turned into online
This toolkit is designed to help create              training modules on the project
a baseline of the condition of historic              website:
buildings in a discrete area in order to             http://peterboroughbuildingsinneed.wo
assess and monitor the scale of                      rdpress.com/.
neglect with a view to finding a
solution, with the overarching idea that             Why Peterborough?
prevention is better than cure. This                 Predominantly the built environment of
toolkit assists with the identification of           central Peterborough is of solidly
interlinked issues, such as vacancy,                 Edwardian and Victorian stock
and low maintenance levels, across                   however some buildings date back to
larger areas as the first step in                    the Medieval period, and the street
resolving 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, Peterborough


This toolkit is an outcome of the
Heritage Lottery Funded project
‘Peterborough Buildings in Need’,
which ran from October 2010 to June
2012. This project focused upon the
standing built heritage, both
designated and undesignated, of
Peterborough City Centre
Conservation area. The Buildings in
Need project had two strands, the first
a survey of the City Centre and
comparison with a neighbouring area.
The second is a series of training and                       Fig.2. Cowgate, Peterborough
capacity building workshops,
masterclasses and lectures for




3                                            v6 AK
To avoid more heritage assets ending
up ‘at risk’ and to reduce the many                 Developed for use in Peterborough
factors which put the City Centre                   City Centre Conservation Area, which
Conservation Area into this category,               is primarily commercial in nature, the
this project was designed to establish              survey methodology can be used on
which assets are most likely to be                  just one property or using multiple
currently ‘in need’, to raise awareness             streets it can be expanded to an entire
of what leads to areas and buildings                conservation area.
being ‘in need’, and to identify
maintenance tasks can be done to                    It is completed on a building by
prevent them becoming ‘at risk’.                    building basis, with one sheet per
                                                    building.
What is the Buildings in Need
Toolkit For?                                        What is ‘need’?

This tool kit is designed to establish              This toolkit defines ‘need’ in a traffic
levels of ‘need’ within the built                   light system relating to the fabric of the
environment of a discrete area, using               building an issues that lead to lack of
individual properties as the default unit           maintenance, such as vacancy of
to be surveyed with a picture                       some or all floors:
becoming apparent on surveying a
collection of buildings. This is                    Very      Signs of structural
aggregated to understand the pattern                Poor      instability or structural
of need across an area, and can                               failure
ultimately enhance the Conservation                 Poor      Building with deteriorating
Area management plan.                                         masonry, leaking roofs,
                                                              usually accompanied by
For this toolkit ‘need’ is defined as a                       general disrepair of most
requirement for maintenance or repair.                        elements of the building
It is defined in relation to the English                      fabric
Heritage ‘At Risk’ designations.                    Fair      Structurally sound but in
                                                              need of minor repairs or
Buildings that are suitable for the                           showing signs of lack of
national ‘at risk’ list may be discovered                     general maintenance (e.g.
through this process, however lesser                          blocked gutter, vegetation
degrees of need can also be identified.                       growth)
The toolkit results can then be used to             Good      Structurally sound and
create specifications for targeted                            weather-tight and well
maintenance and discrete                                      maintained
interventions such as repair, gutter
cleaning and re-painting that will
address 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 the
listed properties of all ages and can be            importance of good maintenance to
used in Conservation areas to                       the historic environment:
establish common issues for
properties.




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 Need
affect their setting, both aesthetically,           Toolkit for?
economically and also socially. This
ties into research done by Kelling and              This toolkit provides a standard
Wilson in 1982 which resulted in ‘The               process for establishing low level risk
broken windows theory’ which is a                   or ‘need’ in an area. It can be used by:
criminological theory of the signalling
effect of urban disorder and vandalism                  o    Private owners and tenants,
on additional crime and anti-social                          residential and business
behaviour. The theory states that                            occupiers
monitoring and maintaining urban                        o    Public amenity groups, Civic
environments in a well-ordered                               Societies, interest groups
condition may stop further vandalism                    o    Students
and escalation into more serious                        o    Local Planning Authorities
crime. This has been used effectively
in New York amongst other places. A
well presented urban environment is
also a catalyst for business investment
in an area.




                                                    Fig.4. Staff from Peterborough City Council use the
                                                                  toolkit to survey buildings.




Fig.3. Student volunteer in the Park Area




5                                           v6 AK
You will need to enter the 1) date of
Part II: How to Use                                 the survey and 2) your name and
the Toolkit                                         contact details.

Before you start                                    Name and/ or number of Building

Speak to your local Conservation
Officer about a project of this nature if           This should be evident from the
it covers a larger area than one                    building itself. If it is not obvious, write
property. In Peterborough we supplied               the shop name or the last known shop
the volunteers with a letter on headed              name here.
Council paper that explained what the
project 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. Found
The 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 ‘Quick
separate form for each property.                    Search’ function that should enable
Appendix B to this document includes                the listing to be determined if the full
examples of the forms used at                       name or part of the name of the
Peterborough. Electronic versions can               property is known. If the location is
be downloaded from the Peterborough                 known but the property name is not
Buildings in Need project website and               the ‘map search’ feature allows an
modified as for use elsewhere.                      area based search.
http://peterboroughbuildingsinneed.wo
rdpress.com/

Completing the forms


The forms are designed to be
completed whilst onsite so include
several tick boxes, with some areas for
building specific comments as
necessary. You do not need to put an
answer in every section but do try to if
possible. Use your judgement for this.




6                                           v6 AK
volunteers undertaking a survey may
                                                     wish to suggest which of these three
                                                     categories an unlisted building might
Listed buildings make up about 2% of                 be placed.
all buildings in England. There are
three grades of listing:


Grade I      A building of exceptional
             interest, only about 2.5%
             of all listed buildings are
             Grade I


Grade 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 Appraisals
Grade 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 the
In addition to statutory listed buildings            Georgian Period or later. Only a few
on the national list, some Local                     early timber frame buildings survive
Planning Authorities will also have                  along with some Medieval buildings in
their own list of Locally Listed                     the Cathedral Precincts, being older.
Buildings. The Local Planning                        Again a Conservation Area Appraisal
Authority will be able to provide                    will be helpful in identifying the age of
information on their Locally Listed                  individual buildings. For listed
Buildings.                                           buildings this information will be
                                                     included in the list description (see EH
                                                     listed buildings on line etc) If you know
Finally, there will be unlisted buildings
                                                     the date or approximate period of this
that are still identified as making either
                                                     building enter it here.
a positive, neutral or negative
contribution to the character and
appearance of a Conservation Area.                   Is the property occupied?
These will be identified on maps within
the relevant Conservation Area
Appraisal prepared by the Local                      Answer either YES on all floors, NO if
Planning Authority. Some                             it is unoccupied, UNKNOWN if you
Conservation Areas do not have an                    cannot tell EMPTY UPSTAIRS if it
adopted Appraisal, in which case                     seems to be unused on the upper




7                                            v6 AK
floors. Tick FOR SALE if there is a                          Evidence of previous use?
sale board.


Current Use


Is it a shop, cafe, estate agents?
Please fill in the main use and function
of 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 City
Centre photographed by Buildings in Need Volunteer




8                                                    v6 AK
Fig 9. 10 and 11: Protected and boarded windows,
                                                      and a smashed one in Peterborough City Centre.

Windows
                                                  Roof Condition
Do they look sound? Are they
boarded? There may be unpainted                   Are there missing slates or tiles? Is
frames and signs of decaying or rotting           there evidence of decay in a thatched
woodwork, or signs of cracking to the             roof1? Is the roof line straight or
glass. Do they look original or are               bowing? Note this in the other section
they 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 of
visible from the public footpath in?                       gutters or hopper heads?


There may be evidence of damage
through spalling stonework/ bricks,
missing mortar, inappropriate repairs,
cracks of all sizes, bowing or bulging
in the wall (eye along the line of the
wall), damp, staining, defective render,
rot in exposed timber framing or
vandalism




                                                             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 this
Do they seem blocked, is there                             toolkit is defined as anything original to
evidence for water running down the                        the building that has now disappeared,
sides of buildings, such as patches of                     perhaps leaving a gap or differently
green or plaster damage? Is there                          coloured render or missing decorative




10                                                 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 light
coding when put onto a map. You will
have to use the previous answers and
your own judgement for this rating.




11                                           v6 AK
Fig 20, 21, 22 and 23 Examples of photos of one
property taken by volunteers for the Buildings in
Need 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 for
What to do with your results                         their consideration to add to the
                                                     national ‘at risk’ register.
Once you have completed all the
forms for an area it is a good idea to               Getting a building on one of these
meet as a group to first moderate your               lists can be the first step in tackling
results to ensure a degree of                        neglect, and to assess and monitor
consistency, then to meet with your                  the scale of the problem and
Conservation Officer to discuss your                 prioritise resources and action. Local
findings.
                                                     authorities can take action to secure
                                                     the preservation and maintenance of
For Peterborough Buildings in Need
                                                     historic buildings through the use of
the findings were transferred into an
Excel spreadsheet that was then                      statutory notices.
colour coded and this data transferred               It is essential that local authorities
onto a Google Map so that the                        make best use of their powers to
individual blocks of colour established              secure buildings at risk, to ‘stop the
by the traffic light system could be                 rot’ and prevent the costs escalating
seen in an aggregated overview. See                  beyond the point where it is
Appendix C for examples of the                       economic to repair. To assist in the
spreadsheets and maps and the                        process English Heritage has
project website for the complete set of              recently published updated guidance
outputs                                              (Stopping the Rot) for local planning
http://peterboroughbuildingsinneed.wo                authorities on taking action to save
rdpress.com/.                                        historic buildings.

Local authorities have a primary role                The annual English Heritage register
in protecting the historic                           also includes Conservation Areas at
environment. They often have a local                 Risk and the results of Buildings in
heritage at risk register for buildings              Needs survey can help inform a
that are Grade II or Locally Listed                  Local Planning Authority in providing
and are considered to be ‘at risk’. If               up-to-date information to English
you believe you have identified a                    Heritage on the state of their
building that meets this criteria, in                conservation areas, including those
that in the traffic light system it is red           which may need to be added to the
and is also listed Grade II or locally               ‘at risk’ register.
listed, then you should raise this with
your local Conservation Officer.

English Heritage publish an annual
list of Heritage at Risk, which
includes Grade I and II* buildings. If
you believe your survey had
identified a Grade I or II* building
that needs to be added to the
English Heritage at risk register, then
this should again be raised with the
local Conservation Officer, who will




13                                           v6 AK
Sources of Information:                             HELM website:
                                                    http://www.helm.org.uk/
Peterborough Buildings in Need
project website:
http://peterboroughbuildingsinneed.wo
rdpress.com/

Heritage at Risk: http://www.english-
heritage.org.uk/caring/heritage-at-risk/

Reducing Risk, 2011 available at
http://www.english-
heritage.org.uk/content/publications/do
cs/acc-reducing-risks-2011.pdf

Stopping the Rot guidance to
enforcement actions Local Authorities
can take for historic buildings:
http://www.english-
heritage.org.uk/publications/stoppingth
erot/

SPAB maintenance site:
http://www.maintainyourbuilding.org.uk
/pages/maintenance.html

Stitch in Time Guidance available
online here:
http://www.dlrcoco.ie/conservation/IHBC.p
df




14                                          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 Officer




15                                      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 Use




16                                   v6 AK
5. Condition of windows
Please tick or underline
Good - structurally sound, well maintained and painted
Fair - showing some lack of maintenance, poor decoration
Poor - in need of maintenance
Very bad - broken or boarded, rot

6. Condition of roof if visible
Please tick or underline
Good – well maintained, wind and weather tight
Fair – wind and weather tight, no visible deterioration
Poor – slipped slates
Very Bad – missing slates, holes

Is 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 evidence
Missing stonework/
bricks
Missing mortar
Inappropriate mortar
repairs
Small cracks
Major cracks
Evidence of wall
movement
Damp/ water
staining
Graffiti
Peeling plaster or
render



Other (please specify)
…………………………………………………………………………………………………
…………………………………………………………………………………………………




17                                     v6 AK
8. Do the rainwater goods appear sound?
       Gutt ers with plant growth visible
       Cracks
       No obvious problem

9. 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 general
det 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 general
maint 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 Months
6-9 Months
12 Months

Please 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, St
Johns Street, Peterborough, PE1 5DD or email to alice.kershaw@peterborough.gov.uk




18                                           v6 AK
Notes

There is more informat ion on Buildings in Need at:

www.Pet erboroughBuildingsinNeed.Wordpress.com

Is 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 he
address, or ent er t he address in t he search box (top right, between 'layers'
and 'nearest ').

Once you have a locat ion in t he central box you can eit her see it as a St reet
View, Ordnance Survey map, or an aerial view. This would be good t o have
as 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 hand
side, 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 it
will show you t he name and list ing grade. If t he building is not listed it is still of
int erest in t he cit y cent re, it does not mat er for t his survey whet her you survey
a list ed building or not !

List ed buildings make up about 2% of all buildings in England. There are t hree
grades of listing:

Grade I - a building of except ional interest , only about 2.5% of all list ed build-
ings are Grade I

Grade II* - very import ant and of more t han special int erest , 5.5% of listed
buildings are of t his grade

Grade II - buildings of special int erest - t hese make up around 92% of list ed
buildings




19                                           v6 AK
Appendix C: Excel Spreadsheet of results and Google Maps




20                                v6 AK
21   v6 AK

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Peterborough buildings in_need_toolkit

  • 1. 1 v6 AK
  • 2. Contents 03. Introduction 04. How to use the Toolkit 12. Sources of Information 13. Appendix A: Letter for Volunteers 14. Appendix B: Survey Form 15. Appendix C: Excel Spreadsheet of results and Google Maps With thanks to English Heritage, Natural England, Peterborough City Council, Peterborough Civic Society, Peterborough Regional College, University Centre Peterborough Front cover images (top) Cowgate, Peterborough, (bottom left) Volunteer in Peterborough, (bottom right) City Centre Building. 2 v6 AK
  • 3. volunteers and the general public, Part I: Introduction details of which were turned into online This toolkit is designed to help create training modules on the project a baseline of the condition of historic website: buildings in a discrete area in order to http://peterboroughbuildingsinneed.wo assess and monitor the scale of rdpress.com/. neglect with a view to finding a solution, with the overarching idea that Why Peterborough? prevention is better than cure. This Predominantly the built environment of toolkit assists with the identification of central Peterborough is of solidly interlinked issues, such as vacancy, Edwardian and Victorian stock and low maintenance levels, across however some buildings date back to larger areas as the first step in the Medieval period, and the street resolving 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, Peterborough This toolkit is an outcome of the Heritage Lottery Funded project ‘Peterborough Buildings in Need’, which ran from October 2010 to June 2012. This project focused upon the standing built heritage, both designated and undesignated, of Peterborough City Centre Conservation area. The Buildings in Need project had two strands, the first a survey of the City Centre and comparison with a neighbouring area. The second is a series of training and Fig.2. Cowgate, Peterborough capacity building workshops, masterclasses and lectures for 3 v6 AK
  • 4. To avoid more heritage assets ending up ‘at risk’ and to reduce the many Developed for use in Peterborough factors which put the City Centre City Centre Conservation Area, which Conservation Area into this category, is primarily commercial in nature, the this project was designed to establish survey methodology can be used on which assets are most likely to be just one property or using multiple currently ‘in need’, to raise awareness streets it can be expanded to an entire of what leads to areas and buildings conservation area. being ‘in need’, and to identify maintenance tasks can be done to It is completed on a building by prevent them becoming ‘at risk’. building basis, with one sheet per building. What is the Buildings in Need Toolkit For? What is ‘need’? This tool kit is designed to establish This toolkit defines ‘need’ in a traffic levels of ‘need’ within the built light system relating to the fabric of the environment of a discrete area, using building an issues that lead to lack of individual properties as the default unit maintenance, such as vacancy of to be surveyed with a picture some or all floors: becoming apparent on surveying a collection of buildings. This is Very Signs of structural aggregated to understand the pattern Poor instability or structural of need across an area, and can failure ultimately enhance the Conservation Poor Building with deteriorating Area management plan. masonry, leaking roofs, usually accompanied by For this toolkit ‘need’ is defined as a general disrepair of most requirement for maintenance or repair. elements of the building It is defined in relation to the English fabric Heritage ‘At Risk’ designations. Fair Structurally sound but in need of minor repairs or Buildings that are suitable for the showing signs of lack of national ‘at risk’ list may be discovered general maintenance (e.g. through this process, however lesser blocked gutter, vegetation degrees of need can also be identified. growth) The toolkit results can then be used to Good Structurally sound and create specifications for targeted weather-tight and well maintenance and discrete maintained interventions such as repair, gutter cleaning and re-painting that will address 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 the listed properties of all ages and can be importance of good maintenance to used in Conservation areas to the historic environment: establish common issues for properties. 4 v6 AK
  • 5. ‘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 Need affect their setting, both aesthetically, Toolkit for? economically and also socially. This ties into research done by Kelling and This toolkit provides a standard Wilson in 1982 which resulted in ‘The process for establishing low level risk broken windows theory’ which is a or ‘need’ in an area. It can be used by: criminological theory of the signalling effect of urban disorder and vandalism o Private owners and tenants, on additional crime and anti-social residential and business behaviour. The theory states that occupiers monitoring and maintaining urban o Public amenity groups, Civic environments in a well-ordered Societies, interest groups condition may stop further vandalism o Students and escalation into more serious o Local Planning Authorities crime. This has been used effectively in New York amongst other places. A well presented urban environment is also a catalyst for business investment in an area. Fig.4. Staff from Peterborough City Council use the toolkit to survey buildings. Fig.3. Student volunteer in the Park Area 5 v6 AK
  • 6. You will need to enter the 1) date of Part II: How to Use the survey and 2) your name and the Toolkit contact details. Before you start Name and/ or number of Building Speak to your local Conservation Officer about a project of this nature if This should be evident from the it covers a larger area than one building itself. If it is not obvious, write property. In Peterborough we supplied the shop name or the last known shop the volunteers with a letter on headed name here. Council paper that explained what the project 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. Found The 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 ‘Quick separate form for each property. Search’ function that should enable Appendix B to this document includes the listing to be determined if the full examples of the forms used at name or part of the name of the Peterborough. Electronic versions can property is known. If the location is be downloaded from the Peterborough known but the property name is not Buildings in Need project website and the ‘map search’ feature allows an modified as for use elsewhere. area based search. http://peterboroughbuildingsinneed.wo rdpress.com/ Completing the forms The forms are designed to be completed whilst onsite so include several tick boxes, with some areas for building specific comments as necessary. You do not need to put an answer in every section but do try to if possible. Use your judgement for this. 6 v6 AK
  • 7. volunteers undertaking a survey may wish to suggest which of these three categories an unlisted building might Listed buildings make up about 2% of be placed. all buildings in England. There are three grades of listing: Grade I A building of exceptional interest, only about 2.5% of all listed buildings are Grade I Grade 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 Appraisals Grade 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 the In addition to statutory listed buildings Georgian Period or later. Only a few on the national list, some Local early timber frame buildings survive Planning Authorities will also have along with some Medieval buildings in their own list of Locally Listed the Cathedral Precincts, being older. Buildings. The Local Planning Again a Conservation Area Appraisal Authority will be able to provide will be helpful in identifying the age of information on their Locally Listed individual buildings. For listed Buildings. buildings this information will be included in the list description (see EH listed buildings on line etc) If you know Finally, there will be unlisted buildings the date or approximate period of this that are still identified as making either building enter it here. a positive, neutral or negative contribution to the character and appearance of a Conservation Area. Is the property occupied? These will be identified on maps within the relevant Conservation Area Appraisal prepared by the Local Answer either YES on all floors, NO if Planning Authority. Some it is unoccupied, UNKNOWN if you Conservation Areas do not have an cannot tell EMPTY UPSTAIRS if it adopted Appraisal, in which case seems to be unused on the upper 7 v6 AK
  • 8. floors. Tick FOR SALE if there is a Evidence of previous use? sale board. Current Use Is it a shop, cafe, estate agents? Please fill in the main use and function of 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 City Centre photographed by Buildings in Need Volunteer 8 v6 AK
  • 9. Fig 9. 10 and 11: Protected and boarded windows, and a smashed one in Peterborough City Centre. Windows Roof Condition Do they look sound? Are they boarded? There may be unpainted Are there missing slates or tiles? Is frames and signs of decaying or rotting there evidence of decay in a thatched woodwork, or signs of cracking to the roof1? Is the roof line straight or glass. Do they look original or are bowing? Note this in the other section they 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
  • 10. What kind of condition are the walls evidence of plant growth in the tops of visible from the public footpath in? gutters or hopper heads? There may be evidence of damage through spalling stonework/ bricks, missing mortar, inappropriate repairs, cracks of all sizes, bowing or bulging in the wall (eye along the line of the wall), damp, staining, defective render, rot in exposed timber framing or vandalism 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 this Do they seem blocked, is there toolkit is defined as anything original to evidence for water running down the the building that has now disappeared, sides of buildings, such as patches of perhaps leaving a gap or differently green or plaster damage? Is there coloured render or missing decorative 10 v6 AK
  • 11. 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 light coding when put onto a map. You will have to use the previous answers and your own judgement for this rating. 11 v6 AK
  • 12. Fig 20, 21, 22 and 23 Examples of photos of one property taken by volunteers for the Buildings in Need 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
  • 13. pass it on to English Heritage for What to do with your results their consideration to add to the national ‘at risk’ register. Once you have completed all the forms for an area it is a good idea to Getting a building on one of these meet as a group to first moderate your lists can be the first step in tackling results to ensure a degree of neglect, and to assess and monitor consistency, then to meet with your the scale of the problem and Conservation Officer to discuss your prioritise resources and action. Local findings. authorities can take action to secure the preservation and maintenance of For Peterborough Buildings in Need historic buildings through the use of the findings were transferred into an Excel spreadsheet that was then statutory notices. colour coded and this data transferred It is essential that local authorities onto a Google Map so that the make best use of their powers to individual blocks of colour established secure buildings at risk, to ‘stop the by the traffic light system could be rot’ and prevent the costs escalating seen in an aggregated overview. See beyond the point where it is Appendix C for examples of the economic to repair. To assist in the spreadsheets and maps and the process English Heritage has project website for the complete set of recently published updated guidance outputs (Stopping the Rot) for local planning http://peterboroughbuildingsinneed.wo authorities on taking action to save rdpress.com/. historic buildings. Local authorities have a primary role The annual English Heritage register in protecting the historic also includes Conservation Areas at environment. They often have a local Risk and the results of Buildings in heritage at risk register for buildings Needs survey can help inform a that are Grade II or Locally Listed Local Planning Authority in providing and are considered to be ‘at risk’. If up-to-date information to English you believe you have identified a Heritage on the state of their building that meets this criteria, in conservation areas, including those that in the traffic light system it is red which may need to be added to the and is also listed Grade II or locally ‘at risk’ register. listed, then you should raise this with your local Conservation Officer. English Heritage publish an annual list of Heritage at Risk, which includes Grade I and II* buildings. If you believe your survey had identified a Grade I or II* building that needs to be added to the English Heritage at risk register, then this should again be raised with the local Conservation Officer, who will 13 v6 AK
  • 14. Sources of Information: HELM website: http://www.helm.org.uk/ Peterborough Buildings in Need project website: http://peterboroughbuildingsinneed.wo rdpress.com/ Heritage at Risk: http://www.english- heritage.org.uk/caring/heritage-at-risk/ Reducing Risk, 2011 available at http://www.english- heritage.org.uk/content/publications/do cs/acc-reducing-risks-2011.pdf Stopping the Rot guidance to enforcement actions Local Authorities can take for historic buildings: http://www.english- heritage.org.uk/publications/stoppingth erot/ SPAB maintenance site: http://www.maintainyourbuilding.org.uk /pages/maintenance.html Stitch in Time Guidance available online here: http://www.dlrcoco.ie/conservation/IHBC.p df 14 v6 AK
  • 15. 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 Officer 15 v6 AK
  • 16. 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 Use 16 v6 AK
  • 17. 5. Condition of windows Please tick or underline Good - structurally sound, well maintained and painted Fair - showing some lack of maintenance, poor decoration Poor - in need of maintenance Very bad - broken or boarded, rot 6. Condition of roof if visible Please tick or underline Good – well maintained, wind and weather tight Fair – wind and weather tight, no visible deterioration Poor – slipped slates Very Bad – missing slates, holes Is 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 evidence Missing stonework/ bricks Missing mortar Inappropriate mortar repairs Small cracks Major cracks Evidence of wall movement Damp/ water staining Graffiti Peeling plaster or render Other (please specify) ………………………………………………………………………………………………… ………………………………………………………………………………………………… 17 v6 AK
  • 18. 8. Do the rainwater goods appear sound? Gutt ers with plant growth visible Cracks No obvious problem 9. 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 general det 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 general maint 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 Months 6-9 Months 12 Months Please 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, St Johns Street, Peterborough, PE1 5DD or email to alice.kershaw@peterborough.gov.uk 18 v6 AK
  • 19. Notes There is more informat ion on Buildings in Need at: www.Pet erboroughBuildingsinNeed.Wordpress.com Is 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 he address, or ent er t he address in t he search box (top right, between 'layers' and 'nearest '). Once you have a locat ion in t he central box you can eit her see it as a St reet View, Ordnance Survey map, or an aerial view. This would be good t o have as 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 hand side, 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 it will show you t he name and list ing grade. If t he building is not listed it is still of int erest in t he cit y cent re, it does not mat er for t his survey whet her you survey a list ed building or not ! List ed buildings make up about 2% of all buildings in England. There are t hree grades of listing: Grade I - a building of except ional interest , only about 2.5% of all list ed build- ings are Grade I Grade II* - very import ant and of more t han special int erest , 5.5% of listed buildings are of t his grade Grade II - buildings of special int erest - t hese make up around 92% of list ed buildings 19 v6 AK
  • 20. Appendix C: Excel Spreadsheet of results and Google Maps 20 v6 AK
  • 21. 21 v6 AK