News

LEISUREDROME REPORT ESTIMATES £200,000 OUTLAY

Dear Ed,

This is a copy of the latest survey on the Spitfire Leisuredrome carried out for the Parish Council

At last night's planning meeting (21 November), Shepway Councillors disregarded this document but did consider the protestors arguments about the building needed for the youth. 

Who is supposed to pay to get the building useable and then pay for its continuing upkeep?

The Parish Council has not got the funds to do it

Cllr Cyril Trice


ADDENDUM TO REPORT 

ON

LEISUREDROME
HAWKINGE AERODROME
HAWKINGE
NR FOLKESTONE
KENT

UNDERTAKEN IN APRIL 2000

BY 

JOHN E MCMILLAN & ASSOCIATES
Re-inspected
November 2006 Ref: ISM/tk/2805

The property is as described in our original report with the accommodation unchanged. However, there have been various works, which have been undertaken, and the condition of the property has changed over the past 6 years.

This inspection was undertaken on 10 and 13 November 2006 when the weather was dry, but overcast.

INTERNALLY

MAIN HALL 

Photographs: 1 -4

The south high level windows have internally been sealed with glass blocks, externally though the metal windows have been retained.

NOTE – there is no means of ventilation to the room. The north windows have been sealed externally.

LADIES TOILETS

Photographs: 5 - 7

The water closets have been renewed.

There are no lavatory basins.

Water ingress has occurred at roof level.

Dampness to walls and at floor level, wet rot to skirting.

Ceramic tiles missing from walls.

Windows – not functional.

Flooring inappropriate – not slip resistant.

DISABLED TOILET OFF LADIES

Photographs: 8 - 9

Fittings removed

Flooring inappropriate – not slip resistant.

KITCHEN

Photographs: 10 - 17

New domestic fitted kitchen provided

Defective plaster adjacent to ladies lobby.

Water ingress from roof abutment.

Floor tiles missing.

Flooring inappropriate – not slip resistant.

GENTS TOILETS

Photographs: 18 - 24

The general condition has deteriorated since the first visit in April 2000.

Water ingress to ceiling, dampness to walls and floor.

Ceramic wall tiles missing.

Flooring inappropriate – not slip resistant.

STAGE AREA

Photographs: 25 - 26

Old water ingress.

Defective ceiling finish.

ENTRANCE HALL

Photographs:27 & 30

Damage to ceiling.

EXTERNAL

MAIN ENTRANCE ELEVATION

Photographs: 28 - 29

Exposed brickwork has now been rendered and decorated over.

Upper panels still defective.

Slate roof, been repaired using tingles (metal clips).

Roof requires recovering.

Gutter broken and downpipe missing.

REAR ELEVATION

Photographs: 31 – 32 & 37

Flat roof abutment with the main wall incorrectly formed and leaking. Past repairs to render at this abutment.

General render to piers affected by water.

No gutter at high level.

Metal windows retained and glass blocks internally.

Rotted joinery to fascia.

FRONT ELEVATION

Photographs: 34 - 35

All maintained – some redecoration necessary.

Ramp up but access blocked internally.

SIDE ELEVATION

Photographs: 36 - 38

Areas have been rendered and the wall decorated.

CONCLUSION

It is evident that some work has been undertaken to:

§ Provide a new roof. We are not aware of the details or whether any insulation was included.
§ External rendering and decoration.
§ New kitchen fittings.
§ New WC’s to the ladies toilets.
§ Provision of emergency lighting.
§ Providing glass blocks to south (rear) windows.

However, there is still a good deal of work required to the facilities to comply with and satisfy the Environmental Health Department, to remedy defects and generally upgrade the building, these will include at least:


§ Ensuring a watertight building – single storey flat roof renewal and dealing with the weatherings at abutments.

§ Reproofing of the entrance porch.

§ Dealing with rotted timber to fascias

§ Overhauling and replacement of missing and defective rainwater goods.

§ Repair of defective external rendering.

§ Dealing with all dampness and damp affected surfaces: ceilings, walls, floors, skirtings etc. 

§ Providing adequate toilet facilities, both ladies and gentleman.

§ Providing toilet facilities for the disabled and adequate sized door openings for wheelchair users.

§ Improvement of the insulation values for the building. ie. Roofs, windows and walls.

§ Providing hot water and central heating.

§ Adequate lighting to the hall for functions and ball sports.

§ Lighting for stage

§ Providing integrated smoke and heat detection system/fire alarm system.

§ Probable rewiring.

§ New windows

§ Providing means of ventilation/air conditioning system.

§ New floor finishes through out.

§ Removal of all redundant fittings.

§ Providing adequate car parking to comply with current standards.

We would advise that you should budget for costs in the order of £130,000 –£150,000 excluding professional fees to undertake the works. With an additional cost of some £40,000 – £50,000 to provide car parking facilities, this will of course be dependant upon surface finishes but these figures assume a grasscrete

These costs are of course budgets and would be subject to a detailed specification and competitive tenders.

We would suggest that if the building is to be used for activities such as music and sports that the following at least should be considered:

§ Ensuring that that the acoustic qualities are sufficient, (the building is within a predominantly residential area) providing acoustic linings to walls and ceilings.

§ Providing suitable floor and wall finishes (fibreboard to walls liable to damage) to the hall.



IAIN S MCMILLAN, MRICS
FOR J E MCMILLAN & ASSOCIATES


PHOTOGRAPH SCHEDULE (Sorry, no photos available)

PHOTOGRAPH NO. 
1 – 4 General view of main hall internally.
5 Ladies toilets – no lavatory basins
6 Lobby to ladies toilets
7 Lobby to ladies toiletsDamp and rot to skirting
8 ‘Disabled’ toiletNo fittings
9 ‘Disabled’ toilets lobbyNo fittings
10 Ceiling to ladies toilets lobby
11 – 14 Kitchen walls and ceilingWater penetration/dampness
15 Kitchen floor
16 – 17 Kitchen – general views
18 – 19 Gents urinal
20 Gents WC
21 Gents ceilingWater ingress
22 Gents WC
23 – 24 Gents lobby
25 – 26 StageSalting and old dampness
27 & 30 Porch internally
28 Entrance porch
29 Side elevation
31 – 32 Rear elevation
33 ‘Overgrown garden’ area to rear
34 Front elevation view to Aerodrome Road
35 Access ramp to Aerodrome Road
36 – 37 Side elevation
38 – 39 Rear and side elevation