structural appraisal & condition survey

The Perranarworthal Village Memorial Hall Structural Appraisal & Condition Survey

August 2018

pdp Green Consulting

J18-053 Perranarworthal Hall Structural Appraisal & Condition Inspection pdp Green Consulting August 2018

S:\2018 Jobs\J18-053 Perran-ar-Worthal Hall SA\Documents\Report\Village Hall Report 2018.docx of 31

Head Office: Calenick House Truro Technology Park Heron Way Newham Truro Cornwall TR1 2XN Email: [email protected] Tel: 01872 265400 Web: www.pdpgreen.co.uk Copyright and Non-Disclosure Notice The contents of this report are subject to copyright owned by pdp Green Consulting Ltd. except where the copyright has been legally assigned by us to another party. To the extent the copyright is owned in this report, it may not be copied or used without the prior written agreement for any purpose other than the purpose indicated in this report. The methodology contained in this report is provided to you in confidence and must not be disclosed or copied to third-parties without the prior written consent of pdp Green. Disclosure of that information may constitute an actionable breach of confidence. Any third party who obtains access to this report is subject to the Third Party Disclaimer below. Third-Party Disclaimer Any disclosure of this report to a third-party is subject to this disclaimer. The report was prepared by pdp Green at the instruction of, and for use by, our client named at the front of this report. It does not in any way constitute advice to any third-party who is able to access it. pdp Green excludes all liability whatsoever for any loss or damage howsoever arising from reliance on the contents of this report to the extent we can legally exclude liability. Prepared for: Colin Bridges and Hall Trustees The Perranarworthal Village Memorial Hall School Hill Perranwell Station Truro Cornwall TR3 7NJ Written By: Luke Rugg, Architectural Assistant, pdp Green Consulting Ltd Mark Ward, Assistant Engineer, pdp Green Consulting Ltd Quality Assurance Checked By: David Hollingsworth, BSc, IEng, MICE, Director of Engineering, pdp Green Consulting Ltd Revision Author/Revision Detail Verified by Date

Draft L Rugg CN 10/09/2018

First Issue M Ward DH 09/10/2018



Table of Contents 1.0 INTRODUCTION ............................................................................................................................. 4 2.0 LOCATION AND GENERAL DESCRIPTION ................................................................................ 6 3.0 COMMENTARY & OBSERVATIONS ............................................................................................. 8

3.1 Opening up Works ................................................................................................................ 8 3.2 Roof ...................................................................................................................................... 8 3.3 Timber Frame (‘Vic Hallam - Derwent System’) ................................................................... 9 3.4 External Walls ..................................................................................................................... 10 3.5 Asbestos and Slate Cladding ............................................................................................. 10 3.6 Windows ............................................................................................................................. 11 3.7 Doors .................................................................................................................................. 11 3.8 Floors .................................................................................................................................. 12 3.9 Interior Decoration .............................................................................................................. 12 3.10 Surroundings ..................................................................................................................... 12 3.11 Other Comments ............................................................................................................... 12

4.0 CONCLUSIONS & RECOMMENDATIONS ................................................................................. 14 5.0 RECOMMENDED MAINTENANCE AND WORKS ...................................................................... 16 Appendices APPENDIX 1: Photographs



1.0 INTRODUCTION

1.1 PDP Green Consulting Ltd (pdpG) were commissioned by Colin Bridges, on behalf of the Hall

Trustees, to undertake a Structural Appraisal and Condition Survey of Perranarworthal Village

Hall (The Perranwell Centre).

The purpose of the structural appraisal and condition survey was to ascertain the current

condition of the building, determine if it’s structurally sound and how the building will likely fair

in the next 20 years. The Village Hall is a timber frame building of some 50+ years and is in

need of refurbishment. The Trustees wish to know the condition of the building before carrying

out any refurbishment works.

1.2 No specialist M&E, Geo-technical or Asbestos surveys were undertaken during these

inspections as they did not form part of the agreed scope of works.

1.3 A site visit was made by Mark Ward and Luke Rugg of pdpG on Tuesday 7th August 2018 to

undertake an inspection of the building, including some opening up works.

A second site visit was made by Adam Northridge and Luke Rugg on Friday 24th August 2018

where the primary goal was to complete external inspections of the building envelope and

inspect the condition of the roof and high-level windows.

1.4 Access into the building was provided by Colin Bridges on Tuesday 7th August 2018.

1.5 Weather during the first inspection was mild and mainly sunny with partial cloud cover. It is

noted that there had been a prolonged heatwave over the weeks prior to the visit. During the

second visit, it was overcast with a brief shower towards the end of the visit. However, it is

important to note that there was a prolonged period of dry weather before the inspections were

undertaken. This may have resulted in damp areas drying out and not being visible.

1.6 The first visit consisted of completing opening up works in multiple locations, so that parts of

the structural frame could be locally inspected, and signs of damp investigated.

1.7 The second visit consisted of using a MEWP (Mobile Elevating Working Platform) to allow

access for an inspection of the roof and the high-level windows. However, access to the high

level windows and eaves was limited due to the layout of the site, and being unable to ‘boom’

the MEWP near to the power lines, as Western Power were unable to cover them until

November.

1.8 At the time of the first site visit, a member of preschool staff was present during the inspection

of that area. No one else was present at the centre. A moveable scaffolding tower had been

erected by trustees in the main hall, to assist with the inspection of the roof void.



1.9 This report is based on data obtained from a visual structural appraisal, condition survey and

limited opening up work. Accordingly, no guarantee can be given as to the adequacy or

otherwise of any parts of the structure and its related systems which cannot be seen.

1.10 Only issues/defects which are considered to be relevant for the purposes of this report are

mentioned herein. It follows therefore that there may be old cracks, defects, repairs and other

blemishes which may be visible, but not mentioned in the report.

1.11 It is not intended that this document be used as a specification or direct basis for instructing

any maintenance or repairs. Any works instructed as a consequence of the findings of this

report, must be appropriately designed and specified by a competent professional.

1.12 This report is made for the use of the Hall Trustees. Any use of this report by third parties

without the authorisation of pdpG will be entirely at the risk of the user.



2.0 LOCATION AND GENERAL DESCRIPTION 2.1 The Perranarworthal Village Hall is located at national grid reference SW77416 39154. The

location of the Hall is in Perranwell village which is in the Parish of Perranarworthal, which is

situated approximately 6 miles from Truro.

2.2 The Hall itself is located just off School Hill (a main road) next to a large sports and playing

field. Tarmac surfacing forms access off the main road and a car park to the south and west

of the building, with concrete paths and slabs. To the north of the Hall, there is a separate

small one-story building used by the local football club. Further north and to the east of the

Hall there are residential properties with trees in between.

2.3 The building is constructed using ‘Vic Hallam - Derwent System’ which uses prefabricated

timber and plywood frame which is then insulated and cladd. This method of construction was

used post war for its speed to construct and not for its longevity. Historically, failures in frames

of this type are often attributed to effects of water ingress, points of note are commonly found

around windows and at eaves level. This is of course in addition to the usual areas such as

failed roof coverings etc.

The Derwent system is based on a timber post and plywood beam framing construction. This

system was usually braced by tongue-and-groove roof boards and framed external wall panels

that also act as stress panels.

2.4 The building has a main hall with stage area and is rectangular on plan. This is adjoined to its

south and west by a lobby, two multiple purpose rooms, a kitchen, a number of store rooms

and WC’s in a L shape configuration. The main hall is two storeys in height with the outer

rooms being single storey. However, the site slopes down northwards which has allowed for

a basement under the stage at the north end of the main hall. This is currently being used as

a preschool, which is constructed from masonry walls with concrete floor slab and a boxed

beam across the centre of the ceiling.

2.5 The main hall and outer rooms have flat bituminous felt roofs.

2.6 A small extension has been added to the preschool that houses the toilets and a cloak room.

2.7 The main entrance to the building is on the west elevation with a rear fire exit on the east

elevation. There are additional fire exits from the kitchen and preschool.

2.8 There is a small blockwork boiler room adjacent to the fire escape on the east elevation. There

is a metal storage container outside the boiler room.

2.9 The timber frame is clad in asbestos and slate tiles with painted pebbledash and render at the

lower levels. pdpG were informed during the inspections that most of the lead dressing

between the two types of cladding had been cut away by vandals.



2.10 The majority of the original windows and all external doors have been replaced with PVCu

double glazing, but the original fenestration timber casing remains. It appears some original

single glazed windows remain at high level to the north, south and west elevations of the main

hall.

2.11 Internal finishes are typically painted plasterboard walls with varying door types and floor

coverings. Asbestos floor tiles were noted in two of the rooms. The ceilings have a mixture of

finishes, some rooms have a suspended ceiling fitted below the original. The ceiling in the

main hall is a painted timber fibre board.

2.12 We were told on site that the floor in the main hall had recently been opened up and it was

revealed to be a “semi” sprung floor. The floor is in poor condition and consideration should

be given to its replacement.



3.0 COMMENTARY & OBSERVATIONS

3.1 Opening up Works

Due to the limited amount of opening up works carried out we cannot definitively comment on

the overall condition of the structure and the intention of this report is to comment on the

condition where opened up and inspected. The opening up works have been targeted to areas

known to most likely exhibit issues. The amount of opening up works was limited in order to

limit disruption to the use of the hall. It is important to emphasise that, in order to gain a

complete understanding of the current condition of the building, the entire structure would

have had to be revealed. This would involve removing ceilings, including inside the main hall,

taking down significant amounts of plasterboard and removing asbestos tiles to the exterior of

the building. This would have been prohibitively expensive.

After consulting and reviewing the hall’s asbestos register, opening up works were not carried

out in areas where asbestos was noted or reported to be present. In addition, some ceilings

were not opened up over fears of asbestos in the void above. However, the overall condition

of the roof finishes led us to believe that there was little reason to open these areas.

Some of the opening up locations were undertaken in damp areas, including to the boarding

covering the high level single glazed windows. In the main hall holes were made next to the

entrance to investigate the marks on the wall at ground level. The timber behind the stained

plaster appeared to be dry and in a good condition.

Due to the long period of dry weather before the inspection it is unknown if these areas of

damp worsen following extended periods of wet weather. If the staining returns after being

redecorated or get worse then further investigation in these areas should be undertaken.

3.2 Roof

Generally, the roofs appear generally sound and in a reasonable condition, especially

considering its age. (See Photos 1, 2 & 3). There appear to be signs of several historic patch

repairs that have been applied to the roofs, which appear sound. However, these areas can

be more likely to allow leaks around the edges of the patches. These areas should be

inspected frequently to ensure they remain in good repair (See Photo 4).

The roof surface shows signs of lichen growth and these should be carefully cleared as they

can mask other defects and to preserve the condition of the roof finish.

The leadwork between the lower roof and high-level fenestration needs redressing as it

appears to be beginning to lift up (See Photo 5).



The guttering and rainwater goods appeared to be clear and were in a serviceable condition.

Two of the downpipes taking water from the main hall roof on the west elevation originally

would have used horizontal pipes to carry water across the lower outer roof below. At the time

of the inspection only one of the horizontal pipes was installed. We would recommend

reinstalling the other horizontal pipe to allow water to discharge through the rainwater goods

in the manner it was designed to (See Photo 6).

3.3 Timber Frame (‘Vic Hallam - Derwent System’)

We were able to inspect a small part of the roof structure through an access hatch to the south

east corner of the main hall. One of the Derwent plywood beams was visible through this

hatch, also ceiling and roof joists, boarding and polystyrene insulation. The roof space is the

same depth as the Derwent plywood beams, with joists over supporting the roof. Therefore,

we only inspected the one beam.

Non-targeted opening up of the roof is unlikely to have helped with the identification of any

further defects. Instead we took the approach of looking for defects in the bitumen felt roof

and then opening up below them. There were no tears or rips in the felt so no further opening

work was carried out in the ceiling.

From what was visible from the access hatch, the plywood beam, joists and boarding all

appeared in good condition for their age. There was no sign of damp, rot or infestation to the

timbers (see Photos 7, 8 & 9).

The truss ends could not be inspected as abutted and are hidden from view by insulation, ply

boarding, asbestos tiles and gutter externally.

The visible painted timber columns within the main hall appeared satisfactory for their age,

with no obvious signs of deflection and other structural defects.

Where opened up, the walls panels and timber studs appeared in fair to good condition. There

were no signs of damp or any water ingress within the walls.

The condition of the timber wall plate in the main hall and south room were checked. These

seemed in reasonable condition for their age, and at the time, appeared dry.

The suspended ceilings to the west room, WC’s and lobby were lifted. The partitions to the

WC’s and lobby are constructed from modern timber stud partitions and plasterboard. The

lifting of the ceilings did not reveal anything of concern or structurally significant. As an

advisory, where ducting has been installed through the plasterboard above the female WC

ceiling the installation has been done to a poor standard (See Photo 10).

The structure and condition of the preschool area appeared satisfactory.



3.4 External Walls

Generally, the externals walls appeared to be structurally sound.

The pebbledash and render lower wall sections are in relatively good condition. There is the

odd surface crazing, algae staining, and chips, but we consider these cosmetic issues.

Some minor cracking was noted to the render finish. On the east elevation, there appears to

be a very fine surface crack extending down from the window to ground floor (See photo 11).

At the time of the inspection, none of these cracks were considered to be structurally

significant.

Past damp issues within the preschool were reported to pdpG during the first inspection.

Internally, the areas of damp ingress had been redecorated however, some algae and dirt

staining was noted externally on the west end of the north elevation of the preschool (See

Photo 12). The exact cause of the external staining is unknown, but it is possible that this has

resulted from back splash and./or cleaning of boots and mats.

3.5 Asbestos and Slate Cladding

Above the preschool fire exit one of the tiles has slipped. Closer inspection of this found that

the tile was in a stable position at the time of the inspection, however this should be repaired

as soon as possible, as it could become a health and safety concern should it fall allowing

water penetration into the structure (See Photo 13).

It appears that over time, some of the asbestos tiles have been replaced with slate tiles in

select areas. We removed a section of the slate tiles to inspect the construction behind and to

gain an understanding as to how the slates were laid.

It was found there was insufficient slate lap, and bitumen felt has been used to seal the joints

(See Photo 14). These joints are prone to failure and can allow for water to be driven in to the

structure. This does not appear to have happened in the area of opening up, but is a concern

for the future.

Leadwork between the render and the asbestos slate cladding has been cut away by vandals

(See Photo 15). At the time of the inspection, there was no obvious signs of water ingress

resulting from the lack of flashings. However, new lead flashings should be reinstated, or an

appropriate alternative solution used, to ensure the building remains water tight.



3.6 Windows

The PVCu windows appeared in good condition but some timber casings at ground floor are

in need of redecoration, with some others starting to degrade (See Photo 16). If these fail,

they can allow water to reach the structure of the building and, therefore, should be

redecorated and/or repaired. However, careful consideration must be given as asbestos tiles

will need to be removed if the timber casings are to be removed and replaced.

The original single glazed high-level windows to the main hall elevations are in a poor condition

and in need of replacement. The frames show signs of degradation. Under closer inspection,

frames to the south and west elevations appear to be warping both vertically and horizontally

(See Photos 17 & 18). This is likely to allow moisture to enter the building. It is possible that

they could fail and allow water ingress into the frame of the building. On the south elevation

one of the panes of glass was cracked (see Photo 19).

High-level windows to the north and east elevation were not able to be fully inspected because

of their location. From ground level, windows above the preschool (east elevation) have a

green hue to them which could indicate algae growing behind the glass (See Photo 20). This

suggests the windows and/or framing is not water tight. Internally, the majority of high-level

windows are boarded over, but damp staining was visible from within the main hall to these

boards. All single glazed high-level windows and frames should be replaced with new double

glazing to arrest damp ingress in these areas. Another option would be to remove the windows

and replace with solid insulated panels.

3.7 Doors

The majority of external doors, including the main entrance doors, preschool doors and fire

exits appeared serviceable.

The boiler room door is in need of redecoration but was in working order (See Photo 21).

Internally the only door that was noted to be in a poor condition was that of the seating store

(See Photo 22). The remaining doors are in a fair to good condition.

The internal fire doors within the Hall were not inspected for compliance or presence of

intumescence strips and smoke seals. It is advisable that all doors to the entrance Foyer, and

those adjacent the east (rear) fire exit, are fire rated and are fully compliant with regulations.

However, all major rooms appear to have alternate exit routes. This should be included within

the buildings Fire Risk Assessment.



3.8 Floors

It was noted that there are some damaged asbestos floor tiles within the west room and Table

Store (See Photo 23). At present, this is not considered a major hazard to users of the rooms,

but the asbestos tiles should be completely removed, in accordance with the current Control

of Asbestos Regulations 2012. It would be prudent in the meantime to cover or seal around

the damaged tiles.

The remaining floor surfaces are in fair to good condition. The store room floors are scratched

but otherwise appear be to serviceable. Some of the vinyl floors within WCs need resealing

between the floor and wall junction, as gaps are starting to develop.

3.9 Interior Decoration

Generally, the interior finishes are fair to good. The entrance lobby, kitchen preschool and

WC’s appear to be of more recent décor. In the store rooms there are scuffs and marks with

general wear and tear to the main hall floor.

3.10 Surroundings

The tarmac, slabs and concrete surfacing around the building currently appears adequate and

fit for purpose. Some light maintenance and weeding are required to the hardstanding’s, we

recommend that the Trustee’s allow for this work as ongoing maintenance.

The storage container is situated on concrete hardstanding which extends out as the ground

level drops away. In some areas the sides of the hardstanding have spalled and fallen away

resulting in small voids and exposure of a rubble fill. This should be repaired before the

concrete deteriorates further. (See Photo 24 & 25).

Some gulley’s below downpipes were observed to be blocked by debris and vegetation. These

should be cleared and checked regularly as part of the Halls ongoing maintenance.

3.11 Other Comments

It is unknown if the Hall has an Energy Performance Certificate (EPC), the need for an EPC

and compliance should be established and works for compliance included in the future

maintenance and refurbishment strategy of the Hall.

It should be noted that if additional insulation was added or if the building was to be re-clad,

then the building would have to perform to modern standards, and possibly require a EPC.

This would require significantly more insulation than is currently installed and would result in

more dead load supported on the structural frame. The frame would therefore require a full

structural analysis to determine if it had sufficient capacity to support these additional loads.



If the bituminous felt roof was to be replaced, similarly, the replacement would have to meet

current building regulation requirements and require additional insulation. This would impose

more load onto the existing structure and would therefore require a full structural analysis

determine if it had sufficient capacity to support these additional loads.



4.0 CONCLUSIONS & RECOMMENDATIONS

4.1 It is our opinion that, at the time of the inspection, the general structural condition of

Perranarworthal Village Hall appeared fair to good, there was no evidence of significant

structural defects or any causes for immediate concern.

4.2 There was no sign of rot in any of the observed timbers, but as our opening up works were

limited to areas where surface damp issues were present these defects cannot be ruled out

in areas that were not opened up.

4.3 The structural timber frame, as long as it stays dry and moisture content remains should

remain serviceable in the short to medium term provided it is not subjected to significant

additional loading.

4.4 While the building has provided for the community for the last several decades, it should be

remembered that it was built using a method of construction that was used for its speed of

assembly, not its long-term durability. Any significant alterations to the structure particularly

those that involve removal of external walls that are potentially utilised for providing lateral

stability to the structure would need to be considered by a structural engineer. In structures

of this nature it is not always clear how the structural system functions, changes such as the

introduction of additional insulation, significant changes to the cladding and/or roof finish will

require both the input of a structural engineer and building regulation approval.

Due to the use of a stressed skin system, more significant alterations of remodelling of the

structure (particularly the removal of walls) will require the structural analysis, which could

determine the need for further strengthening of the existing frame. Therefore, depending on

the scope of alterations reuse of the structure may not be cost effective once the cost of

additional strengthening works is factored in. The services of a structural engineer should be

sought at early stages of any scheme to comment on the implications of any alterations to

prevent unexpected costs later in the project.

4.5 The roof is generally in a good condition for its age, but it is towards the end if its serviceable

life and will likely require replacing in the near future. The life of the roof could be extended by

a further 10 years by adding a single ply membrane system to the current roof. However, a

specialist roofing contractor would need to provide a survey to confirm its suitability for a

system of this type.

4.6 The vanished lead flashings must be replaced as they do not offer adequate protection from

the driving rain. Water, via capillary action, could track into the building and ultimately affect

the structure if the flashings are not replaced.



4.7 If the Trustees deem it viable and wish to carry out refurbishment works to the Hall, it is

recommended as part of these works the remaining single glazed windows at high-level

should be replaced with modern double glazing. If the windows fail they can allow water to

enter the structure and cause damage, potentially weakening the structural frames.

4.8 A maintenance budget should be allocated for the replacement of any damaged or degraded

asbestos tiles. It would be prudent to consider the replacement of all the asbestos tile cladding

within the next 10 years, as if any break they could potentially release asbestos fibres into the

air.

We advise that following any leaks from the roof or windows that the frames be inspected to

ensure the timber has not become saturated or degraded in anyway. Any damp staining

should also be investigated, which could require further opening up works.

The Trustees may want to consider ongoing maintenance programmes (if not already in place)

of the Hall grounds, especially to the concrete paths and around the rear of the building, east

elevation, adjacent the metal container.



5.0 RECOMMENDED MAINTENANCE AND WORKS 5.1 Table 1 below provides a rough order of costs against our recommendations from the findings

of our inspections.

5.2 Priority ratings are given to each recommendation in the following table. The ratings are

described as below:

x Priority 1 – Urgent. Works which cannot be deferred without breaching statutory

obligations, which are absolutely necessary to address matters of health & safety,

significant defects and potential structural or building failures.

x Priority 2 – Advisory. Works required to preserve the value, utility and integrity of the

building/structure which cannot be deferred beyond 2-3 years.

x Priority 3 – Advantageous. Works to assist in the continued use and maintenance of

the building/structure to good standards.

Table 1: Rough Order of Cost - Recommended Maintenance and Remedial Works

Recommendation Priority Complete By (End of)

Estimated Rough Order of Costs (Excl. VAT)

Clean down roof finishes to remove

lichen.

2 2021 £1100

Redress leadwork between lower roof

and high-level fenestration and replace

vandilised lead flashings

2 2020 £7000

Replace missing horizontal rainwater

goods pipe on lower outer west roof.

2 2020 £600

Reinstate slipped slate above the

preschool fire exit (Health and Safety

related).

1 2018 £400

Redecorate timber casing to ground

floor.

2 2020 £3000

Replace all single glazed high-level

windows and frames

2 2020 £6000

Redecorate boiler room door. 3 2022 £400



Cover or seal broken asbestos floor

tiles.

1 2018 £250

Completely replace all asbestos floor

tiles.

3 2023 £4000

Reseal WC vinyl floor gaps at floor and

wall junctions.

3 2022 £200

Carry out general weeding and light

maintenance to hardstanding’s and

paths.

3 2022 £300

Repair concrete plinth around storage

container.

2 2020 £300

Unblock all drainage gulley’s 2 2020 £250

Estimated Total Cost: £28,160 (£48,160)

N.B. Estimated cost figures do not include for safe access onto roofs, such as scaffolding, etc.

Optional Cost: Replace all asbestos tile cladding £20000



APPENDIX 1 Scope of Works



Photo 1: View of the main hall roof. Other than the lichen growth, it appears to be in a fair condition.

Photo 2: West roof (above lobby and kitchen). Other than the lichen growth, it appears to be in a fair condition.



Photo 3: South roof (above WCs and west room). Other than the lichen growth, it appears to be in a fair condition.

Photo 4: Patch repair to roof of south extension.



Photo 5: North end of the lower west roof. Lead flashing appears to be lifting up and needs redressing.

Photo 6: See brick stand-off where horizontal rainwater goods pipe is missing to west roof.



Photo 7: South east corner junction to the main roof structure appears to be in a good condition.

Photo 8: Derwent timber plywood beam of main hall roof structure appears to be in a good condition and dry.



Photo 9: Timber ceiling and roof joists of main hall roof structure appear to be in a good condition.

Photo 10: Poor workmanship above suspended ceiling to female WC.



Photo 11: Micro surface crack to render below window on east elevation of main hall.

Photo 12: Algae and dirt staining to the north elevation of the preschool.



Photo 13: Slipped tile above the preschool fire escape.

Photo 14: Slate tiles removed to expose the vertical battens, which were in good condition, despite the poor lead detailing



Photo 15: Example of vandalised lead to west elevation by the main entrance.

Photo 16: Timber casing around the windows in need of redecoration.



Photo 17: Warping window frames to the west elevation. Also note the lack of flashing above the window casement.

Photo 18: Example of the warping timber frame on west elevation.



Photo 19: Cracked window pane to a high-level window on the south elevation.

Photo 20: North elevation high-level windows frames are in poor condition and the frames look as if they are about to fail.



Photo 21: The boiler room door in need of redecoration.

Photo 22: The door to the chair store has been damaged.



Photo 23: Chipped asbestos tile at the threshold between the lobby and the west room.

Photo 24: The condition of the concrete hardstanding to the east of the Hall is poor.



Photo 25: The condition of the concrete hardstanding to the east of the Hall is poor.