As an older building, we have long been aware of its many challenges - particularly as it was originally acquired with the intention of demolition and has not received any investment in recent years. Although it is no longer part of the Old River Lane development, the council is committed to fully understanding the cost implications of maintaining the building once the lease with the United Reformed Church expires later this year.
The council’s priority was to ensure the survey was carried out by a reputable and competent company with a recognised brand and pedigree. In turn, it was made clear to the surveyors that their report would be published and in the public domain. AECOM was commissioned to undertake the survey and they reported their findings to the council at the end of April.
The report, which spans over 200 pages, makes for depressing reading and highlights a number of significant issues, including:
- Overall, the principal loadbearing structure of Water Lane Hall appears to be doing well for its age, particularly given that it has been exposed to prolonged water ingress together with partially unheated internal spaces. However, there is clear subsidence which would require underpinning
- The external masonry walls show signs of spalling, cracking, and general deterioration
- The pitched roof coverings need replacing and the flat roof areas are also approaching the end of their lifecycle
- Internally, the building fabric is significantly aged and worn, with significant water damage and cracking in various areas
- In order to meet the anticipated government requirements for EPC ratings on privately leased spaces, significant upgrades to the fabric of the building and MEP (mechanical, electrical and plumbing) systems are required
The estimated cost of addressing all the issues identified is at least £1.6 million. While the council has set aside some funding for essential maintenance of Water Lane Hall, this falls considerably short of the amount required.
Councillor Mione Goldspink, Deputy Leader of East Herts Council, said: “Given the council’s current financial constraints, we’re not in a position to commit the significant funding needed to restore Water Lane Hall. However, we fully recognise the building’s historic character and the affection in which it is held by many in our community. That’s why we are committed to exploring every option and listening to those who care about its future.
“We are eager to hear from local stakeholders or community groups who may have ideas or proposals for the building.”
Interested parties should contact Ben Wood, Director of Regeneration, Customer and Commercial Services, at benjamin.wood@eastherts.gov.uk.
The full report is available in hard copy at the council’s reception in Navigation House, with a summary of the findings also available on the council’s website.
