AGENDA ITEM NO. 5 REPORT TO: Planning Committee REPORT NO. HCWD/40/13 DATE: 2 December 2013 REPORTING OFFICER: Head of Community Wellbeing and Development CONTACT OFFICER: Anna Irwin (Ext 8760) SUBJECT: Buildings at Risk WARD: All PURPOSE OF THE REPORT To inform Members of progress made during year two of the Buildings at Risk Strategy. INFORMATION 1 The Buildings at Risk Strategy 2012-16 was adopted by the Executive Board in December 2011 with the key aim of safeguarding the historic assets of the County Borough from neglect and decay ensuring that they are fully cared for today and by future generations. 2 The success of the strategy will be assessed on an annual basis in a report to the Planning Committee measured against the actions as set out in the yearly action plan and quantitatively against defined monitoring indicators. 3 After year two, the number of buildings at risk has been reduced whilst the number of vulnerable buildings has slightly increased. Significant progress has been made in meeting the year two actions which is reported within Appendix 2. 1 4 An action plan for year 3 has been developed and is contained within Appendix 4 of this report. Background 5 The Buildings at Risk Strategy 2012-2016 was adopted by the Executive Board in December 2011. Over the five year period the strategy seeks to meet the three strategic objectives of: (i) Reducing the number of buildings at risk; (ii) Managing Council assets to an appropriate standard; and (iii) Ensuring the value of the historic environment is appreciated and understood. 6 This report seeks to evaluate the progress made to date in meeting these objectives. Monitoring indicators, including baseline information, are included as Appendix 1. A full update on progress made against all year two actions is included as Appendix 2 and summarised below as follows: Objective One: Reduce the Number of Buildings at Risk 7 At the end of year one, 82 listed buildings were considered to be at risk from neglect and decay with a further 128 buildings considered to be in a vulnerable condition (these buildings could become ‘at risk’ if their condition is allowed to deteriorate). After year two, the following four buildings have been removed from the register as a result of repair and /or conversion to an alternative use: • Combined pig sty and hen house at New Sontley Farm, Marchwiel. • Bryn Seion Chapel, Clayton Road, Broughton. • Dog kennel and mounting block at Halton Farm, Chirk. • Gateway and attached walls to Pen-y-Llan Hall, Ruabon. One structure, the milestone at Dolywern, Glyntraian has been added to the register as a result of damage caused by a vehicle strike. As such the overall number of buildings at risk has been reduced to 79 after year two. A copy of the updated register is included as Appendix 3. 8 The number of vulnerable buildings has increased slightly from 128 in 2012 to 134. This has largely been as a result of increasingly poor levels of maintenance in relation to residential properties. Buildings that are no longer considered to be in a vulnerable condition include the wall adjacent the driveway to the stables at Chirk Castle, Pont Cysylltau and the war memorial, Penycae. Further progress has also been made through the completion of year two actions as set out in Appendix 2 and summarised below as follows: • An internal working group has been established in relation to the Wynnstay estate and desk and field based survey work undertaken to evaluate the significance of the site. Discussions have also been held with the principal landowner and initial survey work and vegetation clearance undertaken in order to establish the condition of the Wynnstay column. 2 • The ownership of all buildings on the register with the exception of two properties, has been established and contact made with the owners where possible. • Listed Building Consent was granted for works to the Dymock Arms, Penley and the Cefn Bychan Chapel, Newbridge. Works have commenced in respect of the latter and it is hoped that works will soon begin for the repair and reconstruction of the Dymock Arms. Further applications for planning permission and listed building consent have been submitted for works to the shippon at Brunett Farm, Bronington and Blackhurst Farm, Maelor South. Proposals include the repair and re-use of the building in each case. • The Open Church Network are being supported in their efforts to develop potential project and funding options in order to find a solution to the deteriorating condition of grave stones and monuments included on the register. • A structural and condition report on all assets within the Former Brymbo Ironworks site was commissioned and undertaken during the summer 2013. The results of this report will inform decision making on the prioritisation of emergency and urgent works and future proposals for the long-tern use of the site. • The Church of St Johns, Rhosllanerchrugog and Capel Salem, Coedpoeth have both been sold, during the past year, to new owners. However until comprehensive works of repair are undertaken the buildings remain at risk. • A visual inspection and photographic record of all at risk and vulnerable structures was completed in September 2013. Objective 2: Manage Council Owned Historic Assets to an Appropriate Standard 9 A visual assessment was completed during the summer of 2013 and the physical condition of the Council-owned ‘at risk’ and vulnerable structures assessed for signs of deterioration or improvement. Significant changes in condition have been identified as follows: • The stonework to the parapet of Pont Cysylltau has been repaired and highway improvement works undertaken to reduce the possibility of future vehicle strikes. As such the structure is no longer categorised as being in a vulnerable condition. • Works of repair have been undertaken at Pont-y-Felin, Tregeiriog. • Repairs to the fettling shop roof at Bersham Ironworks have been completed. These works entailed structural repairs to the front wall, repair and replacement of roof timbers where required, the strengthening of a roof truss and reinstatement of rainwater goods. • Excavation and consolidation works have been completed at Holt Castle. • A structural appraisal of the listed buildings within the Wrexham Cemetery was undertaken in March 2013. Minor works of maintenance and works necessary on health and safety grounds have been undertaken but further urgent works are necessary particularly in relation to the chapel roofs to prevent a continued deterioration in condition. 3 • Pentrebychan Hall dovecote, situated within the grounds of Wrexham Crematorium, is displaying evidence of structural cracking. It is unclear if this is longstanding or progressive and as such further investigation is recommended. • A general deterioration in the condition of road bridges was noted, in particular as a result of increased vegetation growth. • Vegetation clearance works have been undertaken at Whitehurst, Chirk and a drainage survey undertaken. Further investigation into the structural condition of certain areas of the wall structures is now required. 10 As a result of the above mentioned changes in condition, the number of Council-owned listed buildings at risk after year two remains as 8 whilst the number of ‘vulnerable’ buildings has been reduced to 30. 11 Further progress has been made through the implementation of the agreed Year Two Action Plan. The agreed actions and a progress update are contained within Appendix 1 of this report and key achievements summarised as follows: • A visual inspection and photographic record of all at risk and vulnerable council owned buildings was completed in July 2013. • The Heritage Assets Inventory Group has met regularly to develop a heritage assets inventory. Cost estimates have been produced following the visual inspection and assessment against works of repair identified for all Council owned buildings at risk. Priorities for action have also been set out. • The Welsh Georgian Trust (WGT) has undertaken a condition survey and an options appraisal for the future re-use of Plas Kynaston, Cefn Mawr. This work is currently being progressed in discussion with the Council. • Further funding has been secured from Cadw to carry out landscaping, access and interpretation works at Holt Castle. • A stage 1 bid was submitted to the Heritage Lottery Fund (HLF) in August 2013 for the restoration of the buildings and landscape at Wrexham Cemetery and for interpretation and improvements to the visitor experience. Objective 3: Ensure the Value of the Historic Environment is Appreciated and Understood 12 Key achievements in meeting this objective after year two are summarised as follows: • The buildings at risk web page is currently being constructed as part of the development of the built conservation website. • Maintenance literature has been distributed through conservation events and directly to property owners. • Traditional Building Skills training courses have been held on the subjects of traditional joinery and damp in historic buildings. • The historic building owners database was developed during September and October 2013 and owners invited to be included on the system. 4 • The first conservation newsletter was issued through the historic buildings owners database in November 2013. Conclusion 13 After year two the number of buildings at risk has been reduced and further progress has been made through greater engagement with listed building owners and in developing schemes of repair and alteration for properties in private ownership as well as Council owned sites. A lack of maintenance in the condition of certain buildings in residential use has become increasingly evident following survey work and inspections and therefore the use of statutory powers may be required in preventing further buildings becoming at greater risk. Urgent works and small-scale repairs to Council owned assets, in particular redundant highway structures, are essential to ensure the strategy has credibility.