Following the quinquennial inspection in 2023, deterioration on the buildings stonework was detected. After initial inspection, it was determined a detailed survey of the stonework was required. This inspection took place in spring 2025. This inspection revealed significant issues, and provided a breakdown of costs required to fully restore the building. This work to fully restore the building is expected to cost approximately £1.3m including VAT. Further breakdowns of the costs were requested, to identify the most pressing works, these come with the cost approximately including VAT £390k. Below is break down of all the options the PCC has initially identified and presented at a public meeting on the 30th October 2025.
Copies of previous QI’s:
QI 2023
QI 2018
| Option number | Description | Aprox. Cost | Comments |
| 1 | Minimum repairs as required by inspection and QI | £390k | Only postpones larger repair work but buys times. Present understanding is that in order to be successful in grant applications, we need to show a sustainable future plan for 10 – 20 years. Church use continues as present. |
| 2 | All identified repairs (phased) + reordering for community use (done in phase 1) | £1.5m | Secures the structural future, and provides opportunity for greater community use. Hall would be sold as to not have competing spaces. Needs strong community vision and village involvement. Repairs could be phased with vision for great community space and full repair. |
| 3 | All identified repairs | £1.23m | Secures buildings future structurally, but doesn’t address the people side. As above present understanding is that in order to be successful in grant applications, we need to show a sustainable future plan for 10 – 20 years. |
| 4 | Closure | £0 | Would be a lengthy and complicated process. Church building would close and doors locked. Parish would be amalgamated with neighbouring parishes. Hall would be retained for church and community use, regular worship would move to neighbouring churches. |
Stone Work Report:
RE: 1964:TKB/ Prioritised Repair Costs
For reference, please find attached a copy of the following:
- 1964_TKB_110_02_P1 Ele West & East
- 1964_TKB_110_03_P2 South Elevation
- 1964_TKB_110_04_P2 North Elevation
- MGarn Masonry Quote 20250905
- Glazing Report and Survey
Background
During the investigations carried out in March 2025, the opportunity was taken to de-scale the masonry i.e. remove any loose and damaged masonry that was in imminent danger of falling. In doing so, the risk of injury or damage to the building structure has been significantly reduced. Although this ‘buys some time’, it should be recognised as a temporary measure. The underlying process of stone erosion will continue, given the nature of the material.
All of the repairs identified in the initial costed schedule are both necessary and justified to prevent further deterioration. However, following our meeting on Wednesday, 8 October, it was agreed that we would highlight separately the costs for the most urgent repairs,
Priority Repairs
It was agreed that the repair of the gable copings should be treated as the highest priority whilst remaining mindful of the wider defects that exist.
The copings play a crucial role in protecting the walls from moisture ingress but are currently in very poor condition, leaving the building vulnerable to damp. The damage observed to the internal finishes at high level on the west gable is likely a result of this deterioration.
While these fabric repairs are essential to preserve the church’s historic value, we also discussed how they form a necessary foundation for any future reordering scheme. There was general agreement that combining the essential fabric repairs with reordering works could offer the best way forward – enabling the church to function more flexibly and support wider community use. The overall aim would be to generate additional income, strengthen community engagement, and ensure the sustainable management of the building fabric while maintaining its core role as a place of worship.
Below is a summary of the costs for the three gable copings and the north aisle roof:
| West Gable – Nave | |
| Coping | £36,330.00 |
| Scaffolding * | £8,000.00 |
| Sub-Total | £44,330.00 |
| East Gable – Nave | |
| Coping | £59,170.00 |
| Contingency to correct outward lean** | £10,000.00 |
| Scaffolding * | £10,000.00 |
| Sub-Total | £79,170.00 |
| East Gable – Chancel | |
| Coping | £63,850.00 |
| Scaffolding * | £6,000.00 |
| Sub-Total | £69,850.00 |
| North Aisle Roof | |
| Replace slate covering ** | £50,000.00 |
| Sub-Total | £50,000.00 |
| TOTAL excl. VAT | £243,350.00 |
* Indicative scaffolding costs
** Further investigation is needed to determine whether remedial work is needed to correct it misalignment
North Aisle
The deterioration of the north aisle roof covering and rainwater goods is causing significant dampness to the north aisle wall. Masonry and interior finishes are being damaged as a result. Again, repair of this element is required to preserve the historic fabric but will also help support any future internal reordering scheme.
In 2021 the slate to the south aisle and vestry were replaced. The contract value was just under £40k. Therefore, you will see a provisional sum of £50k has been included to replace the north aisle roof covering.
Window Repairs
During the investigations, masonry defects were identified in both the east and west windows of the chancel and nave, respectively.
The west window presents the greater concern due to the misalignment of mullions, which compromises the masonry’s structural integrity. As a result, the Masons carried out temporary ‘holding repairs’ to improve its overall stability.
While the gable copings remain the top priority, the west window repairs are also urgent, and it would be cost-effective to undertake both the coping and window repairs while scaffolding is in place. The east window in the chancel, although less urgent, would also benefit from repair and ought to be considered if access is available to deal with the copings in that area.
Glazing Report
In 2022, Barley Studios inspected all windows and provided a costed schedule: In relation to the west and east windows, the report reads as follows:
- West window glazing was assessed as stable but weak, requiring re-leading within 10–20 years.
- East window glazing was sound, but environmental protective glazing was recommended if the panels are removed for masonry repair.
Priority Repairs + Windows
For reference, the following table extends the cost summary set out above to include repairs to the window masonry and glazing works:
| West Gable – Nave | |
| Coping | £36,330.00 |
| Scaffolding * | £8,000.00 |
| Window Masonry | £24,330.00 |
| Glazing | £8,880.00 |
| Sub-Total | £77,540.00 |
| East Gable – Nave | |
| Coping | £59,170.00 |
| Contingency to correct outward lean** | £10,000.00 |
| Scaffolding * | £10,000.00 |
| Sub-Total | £79,170.00 |
| East Gable – Chancel | |
| Coping | £63,850.00 |
| Scaffolding * | £6,000.00 |
| Window Masonry | £38,906.00 |
| Glazing | £9,895.00 |
| Sub-Total | £118,651.00 |
| North Aisle Roof | |
| Replace slate covering *** | £50,000.00 |
| Sub-Total | £50,000.00 |
| TOTAL excl. VAT | £325,361.00 |
*** Allowance based on comparable south aisle works (2021 cost: ~£40,000)