Decision Reference Number: WPCC3-0120
Lead Officer: Polly Reed, CEO, OPCC
Chief Officer approval: Ben Smith, Assistant Chief Constable
Date: 11/10/2023 – reissued 25.01.2024
External remedial works, weather proofing, new windows and doors to the North Lodge at Leek Wootton.
I confirm that my register of interests declaration is up to date and that none of my interests preclude me from making this decision.
1. Background information
North Lodge is one of 2 lodges located at the beginning of a private road leading to Grade II listed Woodcote House. The lodge itself is not listed. Due to the condition of the property, it is currently derelict.
To preserve the building envelope and prevent further damage, it is recommended that works are urgently carried out to ensure the building is watertight. This will then allow the PCC time to determine the long-term strategy for the building, including any future internal refurbishment works.
The external repairs are vital in maintaining the structure. Currently the roof and damaged guttering is allowing water to leak into the building.
Works will include:
- Replacement of existing rotten timber windows with new timber framed double glazed windows to refresh the exterior of the building and improve its thermal properties.
- Replacement of existing rotten external doors to refresh the exterior of the building and to match the style of the new windows
- Repairs to the roof to ensure the structure is watertight.
- Asbestos removal.
- Replacement of the existing damaged guttering.
- Re pointing and repairs where needed and a general clean of the exterior brick work.
2. List of additional information attached as appendices
Planning approval appended.
3. Expected benefits
- Preservation of a building from to prevent further decay / collapse.
- Preservation of all internal finishes from further damage whilst a decision on its future is established.
- Visual improvement to the entrance route into Leek Wootton.
- Prevention of vermin entering the property via the installation of new windows, doors and the making good of all stonework.
- Perception for the local community.
4. Impact of not approving the application
- Public perception is that the building has been left to collapse.
- Increase risk of vandalism
- Increased costs – the worse the envelope and internals of the building become
- Infestation risk with vermin
- Youths (or the vulnerable) gain access to the property which is currently unsafe. Claim for any potential harm caused within the building.
- Long term plan is further delayed which will impact on its saleability or rental value.
5. Costs (including any identified savings)
Grahams FM as current PPM contractor have costed the external works and provided a full breakdown. Ark H&S will also be appointed to oversee the works from an H&S perspective. The total cost at this stage is £157,336.
6. Equality considerations
7. Legal comments
Planning approval documents appended.
8. Social or Environmental considerations
The OPCC has a duty of care to protect the public from harm within its buildings. The current building is unsafe.
The OPCC as neighbour to lots of properties has a duty to uphold a standard for their buildings and not leave one to become derelict adjacent to other properties.
Information in this form is subject to the Freedom of Information Act 2000 (FOI Act) and other legislation. Unless the information provided is covered by an exemption and stated to be either confidential or partly confidential, the information contained in the form will be published on the OPCC website
Comments from the Treasurer
The financial costs associated with the works required are essential to ensure safety of the building, and are fully provided for at £0.157m in the current capital programme.
Comments from the Chief Executive and Monitoring Officer
This work is essential to ensure the PCCs duty to protect the public is adhered to. The building works are required to make the building safe and secure and will then be reviewed as part of the PCC’s estates strategy.