6. Site constraints and opportunities

However, the report notes in two internal locations, both in the basement and the main pool wing, that the carbonation depths exceeded the depth of cover to the reinforcement which has thus increased the risk of corrosion and the ambient conditions when the pools were in use would have increased this risk.

The report notes that the condition of the external painted render is poor and both paint and render have lost their protective qualities, being generally fully carbonated with cracking allowing water to penetrate the concrete or brickwork substrate. Internal renders are also noted to be generally fully carbonated.

The survey notes that the external brickwork was generally in reasonable condition and required localised repointing and brick stitching. The external brick encased steelwork columns appear to have cracked due to the effects of water ingress.

The report notes that the roof coverings are thought to be original and reasonably maintained in the past. However, it is suggested that they still require considerable ongoing maintenance to ensure the building remains watertight. The upstands are considered to be in poor condition and some areas are considered to require adequate fall protection to bring them up to current standards.
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It is also noted that the source of the basement flooding around the main pool and in the front wing requires further investigation.

The Jenkins & Potter report concludes that given the age of the building complex and its previous use as a municipal Baths, the buildings are in reasonable structural condition. The report notes that there is considerable damage, generally due to lack of maintenance, which has been exacerbated by the fact that much of the complex remained disused for some time. The report notes the following works as essential to maintain the structural fabric:

Concrete elements (internal and external) including


  • Removal of defective coatings and render
  • Patch repairing defective concrete following treatment of corroding steel.
  • Application of render and protective anti- carbonation coatings.
  • Repoint and rebed coping stones and parapet stonework.

External brickwork including;

  • Brickwork repairs including local rebuildirlg, restitching and repointing.
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    • Other items considered to be essential to safeguard the structural repairs include:


  • Overhaul the roof drainage and rainwater goods.
  • Roof repairs inciuding ensuring all upstands are watertight.
  • Glazing repairs to windows and skylights to ensure building is watertight.
  • Locate and remedy source of water ingress in basement areas. These works are noted to be the minimum amount of essential work which is required to ensure the building is structurally sound and weathertight, but do not include the works necessary to upgrade the structure to meet energy efficiency requirements or to bring the building in line with current building regulations. Based on the essential structural work required only, using current rates in Novernber 2000 and excluding VAT, contingencies and professional fees, the reports notes the estimated costs to be as follows:

    Scaffolding, access and preliminaries

    £150,000
    Cleaning, survey and testing of concrete/render
    £100,000
    Concrete and render repairs, allow
    £175,000
    Protective skims and anti-carbonated coatings
    £100,000
    Brickwork repairs, allow
    £150,000
    Roof repairs
    £100,000
    Allow provision sum for renewing rainwater goods and glazing repairs to ensure building is weatherproof
    £25,000
    TOTAL: £800,000
    It should be borne in mind that this figure will have increased with inflation and that, should the findings of the earlier survey prove to he accurate, the costs are likely to be significantly higher.
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