Listed roof refurbishment at Blackburn Old Town Hall, Blackburn

“Proposed Development: Listed Building Consent: Refurbishment to roof over ladies’ toilets on lower ground floor…”

“The application site forms part of a Grade II listed building, which is located within Blackburn Town Centre and the Northgate Conservation Area. The site is used for civic functions. It has an ornate stone external construction and a central enclosed courtyard area. The works are proposed within the courtyard area. Blackburn Town Hall was constructed in 1852 and is a large rectangular stone building, now joined to a new annexe. It is of an Italianate design.”

“Round-arched Italianate windows. Corinthian columns on 1st floor at front. End 3 bays project slightly, with balustraded balconies. Figure One – Location Plan and Satellite Image…”

“The submission documents note that upon site findings it is apparent the roof system has failed, and the steel structural supports are pitting along with fallen glass block debris evident to the false ceiling of the washroom. The failure of the roof deck is due to the inadequate roof system and construction detailing. The felt waterproof covering is defective and is overlayed to a non-traditional roof deck.”

“The proposal is to strip off the existing felt covering back to the non-traditional deck/concrete and steel light well. Following site investigations and calculations undertaken by a Structural Engineer, the non-traditional deck construction will be removed. Following the removal of existing roof coverings and deck, new timber joists will be installed and an allowance of a new Bituminous Flat Roof System (Bauder Manufacture or similar approved).”

“The listed building’s significance lies in its aesthetic, historical and communal context, primarily evidenced in the building’s fabric and architectural form/appearance and its continual use as a civic building. In this regard, it can be attributed as having a high significance.”

“Its removal and replacement would ultimately not cause any discernible harm to the significance of the listed building. The use of more traditional materials including insulation would also be preferable. That said, it must be accepted that the roof already has non-traditional elements, and the female toilets have already had a more modern fitout. The elimination of any potential health and safety issues provides further justification for the works.”

“The works hereby approved shall be begun before the expiration of three years from the date of this consent. No later than three days after works first begin on site, written notice shall be given to the Local Planning Authority of the date on which works are first commenced.”

“All the materials to be used in the construction of the development hereby approved must be as stated on the submitted application form and approved plans.”

“RESOLVED – Approved subject to the conditions highlighted in the Director’s report.”