External repairs (including replacement roofs and repointing) - Policy Guidelines

7. External repairs (including replacement roofs and repointing)

(See separate Guidelines For Replacement Doors And Windows )

All changes to the external appearance of a property are subject to approval under the Scheme of Management even though they may be exempt from planning permission:

The Scheme of Management requires that no material alteration is to be made to the external appearance of any building or structure on an enfranchised property without the prior written approval of the Managers.

The Managers of the Scheme are the Incorporated Trustees of The Dulwich Estate and written approval for alterations is provided to applicants by way of a Licence.

Attention is drawn to the requirements of paragraph 4 of the Scheme of Management:

The exterior and structural parts of all buildings from time to time on an enfranchised property and all other structures thereon (including boundary walls and fences) shall be kept in good repair and properly cleaned and decorated in a proper and workmanlike manner in colours in harmony with other properties in the vicinity...

Roofs

Where roofing has to be replaced, this should be done in material which matches that originally used when the property was constructed.

When clay tiled roofs are repaired or replaced, care must be taken to match the original tiles. Antiqued tiles are available that reproduce the colour and texture of weathered tiles and these are preferable in most cases. Tiles made of concrete are not an acceptable substitute for clay tiles.

It is common to find groups of houses on the Dulwich Estate, for example, in Croxted Road, with concrete tiled roofs adjoining groups of a similar period and design with slate roofs. A possible explanation is that concrete tiles were used to repair bomb damage in the 1940s. The concrete tile is a historic curiosity, but it is not an attractive material. In the long term when these roofs are replaced it is appropriate to the original period and design of the houses to revert to slate or clay tile for the roofing cover. It is the policy of the Managers that when the concrete tiles are replaced, the original slate is reinstated, although in exceptional cases artificial slate which reproduces the textured surface of real slate, may be an acceptable alternative. Samples of replacement roof material should be approved by the Managers before works are carried out.

Decorative ridge tiles should be retained.

Copper has been used for roofs on some Dulwich houses since the 1960s and as this is a very durable material, it should not be necessary to replace it. Sheet copper has raised seams where it is joined and weathers to a soft green colour. Alternatively, copper may form the external layer of a roofing membrane. The houses at Peckarman's Wood have roofs covered in this type of material. Where necessary, replacement of this roofing should be with a similar copper faced material and details of known suppliers may be obtained from The Scheme of Management Office.

Chimneys

Houses originally heated by fires were built with chimneys and carefully designed chimneys are characteristic of many houses on the Dulwich Estate. The Managers will not approve the removal of significant chimney stacks that would change the character of individual houses or groups of houses.

Although the removal of internal chimney breasts is not subject to the Scheme of Management, this work can result in structural problems, particularly on party walls, and expert advise should therefore be sought before proceeding with such projects.

Walls

Brickwork

Brickwork should not be painted and the Managers actively encourage the removal of paint from brickwork which has been painted.

If it is necessary to repoint brickwork, care should be taken to match the colour and character of the original pointing. The appearance of brickwork matures and mellows over time and this can be adversely affected by inappropriate repointing. Until the 1930s, most brickwork was laid using lime rich mortar, flush with the face of the bricks. Repointing with hard cement mortar and finishing proud of the brick face gives unnecessary prominence to the mortar joints and detracts from the appearance of the bricks. Hard mortar can also result in damage to the bricks over time.

The brickwork at the front of many traditional houses in Dulwich differs from that used for the side and rear elevations of the properties. Particular attention was paid by Victorian and Edwardian builders to the design of the front elevation using red brick with tuck pointing to give the impression of precision in this brickwork. Red coloured mortar, matching the colour of the brick, was finished flush with the face of the brickwork. A fine, dark grey, imitation joint was then applied. Tuck pointing can be restored by specialist contractors.

Rendering

A variety of rendered finishes have been used on the Dulwich Estate in the past and the Managers are interested in retaining these as part of the character of a property or of a series of properties in a particular street. Cladding is unlikely to be approved.

Pebbledash render was popular in the early twentieth century when inspiration was drawn from vernacular buildings, including those of the Arts and Crafts Movement. Pebbles are exposed on the surface and this durable finish was not intended to be painted.

Roughcast render and the smooth renders of the late Georgian and early Victorian periods (often used to imitate the appearance of stone) were lime washed and painted.

In repairing these surfaces, freeholders are encouraged to preserve the character of the building by replicating the original external finish.

Painting

Painting over previously unpainted surfaces is unlikely to be approved. When repainting the use of obtrusive colours out of harmony with those of neighbouring properties is also unlikely to be approved.

Please refer also to the General Guidance Notes For Freeholders Of Property Subject To The Scheme Of Management Making Application For Building Or Tree Works .

September 2010

Documents

External Repairs and Redecoration, Replacement Roofs, Chimneys and Repointing Guidance Notes (PDF 101kb)