• •• •••• .I. ••••• _.. ••• - GD1i~2737, August 2010

AberdeenshireCOUNCIL

PeterheadConservation AreaRegenerationScheme

IntroductionScotland has a rich and variedbuilt environment, which reflectsthe character of its people anddevelopment of the nation over thecenturies. Aberdeenshire is home toa diverse array of historical buildings,ranging from Medieval castles toVictorian villas to 20th centuryindustrial buildings. These historicbuildings enrich the landscape, andhelp create the distinctive characterof Aberdeenshire.

While great emphasis is put onimportant buildings such as castles and manor houses,the everyday buildings, like houses and shops, are oftenoverlooked. As more and more buildings are lost, it becomesincreasingly important to maintain our traditional buildings andtraditional building techniques.

A priority for our future well-being is to reduce our carbonfootprint by looking at more sustainable building options.Retaining and repairing traditional buildings instead ofdemolishing older building stock is a more effective use of ourfinite natural resources.

Buildings deteriorate over time, but with regular inspectionand maintenance minor defects can be prevented fromdeveloping into major problems thus extending the lifetime ofthe building. This booklet contains advice for the sustainablemaintenance of traditional buildings, including guidance onhow to identify problems and simple steps which can be takento prevent the deterioration of your property.

Advice for Sustainable Maintenance ofTraditional Buildings

• In the first instance, always focuson what can be repaired beforeconsidering replacement. Locateand examine the cause of anyproblems before attempting tofix them, and don't allow seriousproblems to remain untreated.

• Make sure you obtain anynecessary planning and legalconsents before undertakingany work to your building. If youare unsure, contact your localplanning office who can advise ifyour building is Listed or withina Conservation Area, and if yourproposed work requires consent.

• Think about the history of yourbuilding, and how it has changedover the years, before makingpotentially unsuitable alterationswhich will detract from thecharacter of the building. Respectthe building's character andhistory and make sure the workis sympathetic to it rather thanattempting to 'improve' by alteringthe original appearance.

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• Use traditional materials andtechniques to successfullymaintain a traditionalbuilding and prevent futuredeterioration. Traditionalmaterials tend to be naturaland sustainable, and allowgreater movement andbreathability. Modern, man-made materials are likely tostimulate deterioration ofexisting traditional materials.

For example, using modernsynthetic materials such asartificial stone to cladexternal walls can lead toproblems of damp anddecay as it inhibits thebuilding's ability to 'breathe'.

• Keep your gutters, drainsand rainwater pipes freefrom blockages to helpavoid damp, decay anddeterioration of yourbuilding. This basic taskis often overlooked, butcan have devastatingconsequences if ignored.

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• Cast iron rainwatergoods should beproperly maintainedto prolong their life.If replacement isnecessary, this shouldbe in cast iron.

Although plasticrainwater goods mayseem like a cheapalternative, they arenot robust and frequently buckle, for instance by snowsliding off a roof. They can be damaged by ladders, areeasy targets for vandals, and will become brittle due toexposure to the sun's UV rays.

It is also worth noting that unlike plastic, cast iron is asustainable material which, being a naturally derivedproduct, is 100% recyclable.

• Replacing missing roofslates or pantiles can stopwater penetrating your roofand causing damp leadingto decay of timbers androof trusses. It is importantto match replacementslates with the existing roofcovering, using reclaimedslates where possible orsourcing appropriate newslate from UK quarries inorder to retain the characterof your building.

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• Damp in buildings can be caused by a wide variety ofproblems, from poor ventilation to lack of maintenance orinappropriate repairs. If a damp problem appears, do notleave it to get worse!

Look into what might be causing the problem and takeaction. It should also be noted that a damp wall allowsgreater heat loss than a dry wall, so in the long run fixingthe problem will save money.

• Mortar and render repairs should be carried out using limeproducts. Natural lime-based mortars and renders havethree main advantages over cement-rich mortars. Firstlythey allow moisture to evaporate, enabling buildings to'breathe'. Second, theyare flexible, meaning thebuilding can move slightlywithout cracking.

Thirdly, they are natural,sustainable products,and their production hasa 20% lower C02 outputthan cement.

Cement mortars andrenders are rigid andprevent moistureescaping, forcing it toescape through stonesor bricks. This frequentlyleads to cracks in harlingand acceleration inthe decay of existingstonework.

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• Blocked drains and gullies at ground level can lead tosubsidence. Always ensure there is a free flow of water byclearing out any debris.

• Cut back vegetation such as ivy or other climbing plants onthe exterior of your property. Along with hiding problems,such vegetation can lead to structural damage.

• Look after the existing building. Simple tasks like paintingexterior wood and metalwork every three to five years willpreserve the fabric and extends its life.

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• Preserve your timberwindows throughmaintenance andrepair. In the longrun, timber framedwindows have a muchlonger life-span thanuPVC, if they arelooked after properly.

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While uPVC canappear to bemaintenance free,over a comparable lifespan of many existi ng18th and 19th Centurytimber windows (i.e.150 - 200 years) uPVCwould be expected todiscolour and for seals to break.

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Typically, uPVC windows and doors can last around30 years before they need to be completely replaced.In contrast, skilled joiners can repair original woodenwindows, sorting out problems such as stickingor rattling.

With basic maintenance, windows that are already acentury or more old may go on for another hundred years.On top of this, timber is a natural, renewable, low energyresource while the production and disposal of uPVCwindows requires considerably more energy and involvesa number of highly polluting, hazardous chemicals.

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• Re-use existing materials or use reclaimed materials.The use of reclaimed or salvaged materials will result in asignificant reduction in the embodied energy of a project.It will also help to retain the traditional character of thebuilding.

• Repairs to, and replacement of, stonework should wherepossible use matching stone. New natural stone shouldbe selected to match existing stone in colour and geology.A well matched stone will weather in the same way asexisting stones, and blend in.

Artificial stones and concrete blocks do not weather inthe same way as natural stone, and can have the effectof increasing the deterioration of surrounding stonework.Where natural stone cannot be used, approved stonerepair substances can be used to artificially re-buildthe stone.

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• Minimise damage caused by birds by takingpreventative action. A chimney pot guard will preventbirds from nesting there and depositing nest materialin the flue, while netting and spikes will protect ornatestonework and ledges. For large flat areas, anti-perchdevices can be installed consisting of vertical metalposts through which wire is passed. Always seek advicefrom a specialist before installing pest-preventionequipment.

• Lastly, if you can't do the work yourself, employ aspecialist - this will save money in the long run.Use reliable contractors or craftspeople familiar withtraditional building techniques. Confirm their suitabilityby checking references or inspecting examples oftheir work.

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The Society for theProtection of AncientBuildingsTen Minute Home MOT

NB: Using binoculars can be helpful!

1 Check your roof covering

• If it is covered with slates or pantiles,are any slipped or missing?

Look out for pieces of slate lying onthe ground - these can be tell-talesigns of problem areas allowing rainto enter and cause rot very quickly.

• Has the leadwork lifted or distortedin places, or are there any signs ofcorrosion?

2 Look at the ridge tiles alongthe top of your roof

• Are they all there?

• Are there gaps where they join eachother - i.e. can you see daylightthrough the joints?

Gaps may indicate a need tore-point the ridge tiles.

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3 Do you have a chimney?

• Is it leaning or twisted?

• Is there any plant growth comingfrom the top or sides?

• Can you see if there is any mortarmissing from the joints?

All of these can lead to potentialproblems.

4 Take a close look at thestonework, pointing,lime render

• Is the lime render swollen or bulgingaway from the wall?

If there is any obvious swelling of thelime render, try tapping with a coin -if there is a hollow sound the rendermight be boss, that is to say therender layer has pulled away fromthe stone wall surface.

• Are there any plants growing on thestonework or in the pointing?

• Can you see any cracks or fracturesin the stonework or render?

• Are any stones splitting or crumbling?

If there is obvious damage tostonework, it is advisable to seekspecialist help from a stone masonor conservator.

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• Is there any staining or discolourationof the stonework or render?

Staining indicates a persistent flowof water over a particular area whichwill penetrate and damage renderand stonework and can lead tofurther problems of damp internally.It should also be noted that saturatedstonework or render is moresusceptible to frost damage.

5 Check your gutters anddown pipes

• Are they leaking at the joints?

• Do they overflow?

• Are they blocked? Vegetation,nesting material, even dead birds canblock the flow of water.

Ideally, gutters should be cleanedtwice a year to maintain a free flowof water.

• Are they catching water from theroof or is it running down the wall?Staining on the wall face mayindicate a problem with your gutters.

• Are they fixed securely?

• Are they split or cracked?

• Are there signs of rusting andcorrosion?

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Re-checking your gutters and downpipes on a rainy day is advisable, asthis is the best way to see any leaks.

6 If your windows and doors aremade of timber they should bepainted every three to five years

• Is there any bare wood visible,especially on the cills and the lowerparts of the opening sashes?

• Are there any splits or cracking ofthe paint finish?

Regular painting provides protection.If timber windows and doors donot undergo regular maintenance,the timber can become damagedand require partial repair or totalreplacement.

7 Check all plant growth againstthe building, especially trees,bushes and ivy

• Are there any signs of plant growthon the walls, roof, chimneys orgutters?

• Where accessible, have you removed,cut back and pruned plant growth?

Vegetation growing on a wall or roofcan cause many problems includingdampness and structural damage.

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8 If your 10-Minute Home MOThas identified problems consulta local builder for specialistadvice

• Have you checked out your advisoror builder and asked for references?

An inspection checklist, which canbe used a guide, has been includedat the end of this booklet.

©SPABwww.maintainyourbuilding.org.uk

SPAB National Maintenance Week19th - 26th November 2010

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Contact details:

For information on Listed Buildings contactHistoric Scotland:

http://www.historic-scotland.gov.uk

Historic Scotland InspectorateHistoric ScotlandLongmore houseSalisbury PlaceEdinburghEH91SH

Telephone: 0131 6688600

Email: hs.listingsandconsents@scotland.gsi.gov. uk

For more advice on maintaining traditionalbuildings see:

Historic Scotland Conservation Advice:http://www.historic-scotland.gov.uk/indeX/heritage/conservation/ conservation-advice-an d-servi ces. htm

SPAB Maintain Your Building:http://www.maintainyourbuilding.org.uk

Find out if you live in a conservation area by contactingAberdeenshire Council's Planning Service on08456 08 12 07 or viewing the Aberdeenshire LocalDevelopment Plan online or in your local library:

http://www.aberdeenshire.gov.uk/planning

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The Aberdeenshire Council Environment Team website Glossaryhas further information and advice on Listed Buildings,Conservation Areas, and Building Repair Grant Schemes: 1 Slate Roof 14 Piend / Pend

https://www.aberdeenshire.gov.uk/built_heritage/index.asp 2 Pantile Roof 15 Harling

3 Forestair 16 6-over-6 Sliding Sash & Case Window

For more information on Conservation Areas, a guide can 4 Skew 17 Cherry Cocking (small stones setbe down loaded from the Scottish Government's website: between larger blocks of masonry)

A Guide to Conservation Areas in Scotland 5 Skewputt 18 Ashlar (dressed) Masonry

http://www.scotland.gov.uk/ 6 Down Pipe 19 Coursed Rubble ConstructionPublications/2005/03/29141519/15200 7 Hopper Head 20 Multipane Casement Window

8 Gutter 21 2-over-2 Sliding Sash & Case WindowFor details on training courses in traditional building skills, with Hornsincluding lime work and dry-stone walling see:

C) Rooflight 22 Astragal (glazing) BarScottish Traditional Skills Training Centre 10 idge 23 Fanlighthttp://www.rgutraditionalskills.co.uk/Fyvie.htm 11 Chimney Stack 24 Dormer - Pedimented

Scottish Lime Centre 12 Chimney Can 25 Dormer - Catslide / Swept Wallhead

http://www.scotlime.org/index.asp 13 Chimney Cope 26 Gable

The Society for the Protection of Ancient Buildingshttp://www.spab.org.uk

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Historic Building Intervention Programme -Building Checklist

External Survey I Problem I Priority I NotesRoof

Slates / Pantiles

Ridge

Flashings

Skews

Other

Cast-Iron Rainwater Goods

Downpipes

Gutters

Hopper Heads

Fixings

Chimney

Stacks

Pots

Walls

Stone / Brickwork

Harling / Render

Pointing

Other

Timber-Framed Windows

Glazing

Cills

Joints

Paintwork

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imber Doors

lazing

oints

aintwork

oor furniture /inges

T

DII

Priority Notes

Roof Space

-c;

--

1I

-Iloor

r

floor -

y Walls-,

Int rnal

Internal Survey . .. :.

Hoom

( .r(lIlfHI

111'.11100

round

I \01 Iful, \I

H.lIll1lq')

C~al ,

Drains

Building Name / Number: _

Date: _

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