Date: 08/11/2011

A full building condition survey of the Town Hall was undertaken in 2010. This highlighted the need to undertake both an urgent and a planned programme of significant repairs to the building. These repairs were essential to prevent further deterioration to one of the Council's most important heritage buildings.

A significant safety risk was identified due to loose stones on the clock tower. The scaffolding was erected to carry out the urgent safety works and investigate any further risk or issues that required attention. The erecting of scaffolding is a major task and is very costly.

The inspection has identified the extent of works required including roofing works but because of the Grade 1 listed status of the building, approval from English Heritage is needed. However this can take time.

Due to the cost and time involved, the scaffolding has been left up so that as soon as we get approval we can progress with the works. This is the most efficient and cost effective way of dealing with this as opposed to taking down the scaffolding and then re-erecting it at a later stage. The scaffolding will remain in place for approximately 9 to 12 months.

-----------------

Work planned for 2012

Works already pencilled in for 2012 include works to the clock faces and to the bell (both Spring 2012) subject to planning consent.

The Conservation Officer has approved, in principle, the pointing works to both the Clock Tower and the Gill Street elevation. This pointing will be done using lime mortar. The bulk of it, particularly to the Clock Tower, cannot be carried out until Spring 2012 because of the effects bad weather can have on lime mortar pointing and its curing process. We hope that some pointing can be carried out to the Gill Street elevation prior to Spring as this elevation is more sheltered and easier to protect than the Clock Tower.

Once pointing is complete to the Gill Street elevation it may be possible to remove some of the scaffolding and reduce the on-going costs. However, because of the way the scaffold to the Clock Tower has had to be erected (as required by English Heritage) it is unlikely that it can be reduced in height until all works to the Tower are complete as it is a self supporting independent structure and each component relies on the rest for its security.

Whilst the scaffold is up we will be taking advantage to undertake necessary roof repairs and replacement. Again this work was identified under the condition survey and when completed will prevent water leaking into this historic building.

As much works as possible will be tendered to internal building services. Some works however is specialised and will have to be offered outside of the Council. In all cases the Conservation Officer will have to approve the contractor, the method of application for repairs and any materials used to ensure all works is qualified under the Grade 1 listed status.

-----------------------------

Costs

The total cost of the improvement work is estimated to be £500,000