Removing shared chimney stack with roof parapet on boundary with next door

[ShowerWoe]

Hi

I recently noticed our shared chimney stack had a new hole in the stonework, possibly where mortar had dropped off

We've had damp issues on and off; roofers do repairs to our side of the stack (usually slapping on a bit of cement mortar etc) but I'm fed up with that approach and want something more substantial as I'm always on tenterhooks it will leak again ( staining of bedroom ceiling)

Our neighbours have expressed willingness to come onboard with a repair.

We had a company (stone masons) do a drone survey who recommended a rebuild. The price was high.

We now wonder about having the chimney reduced to below the roof line to stop the need for further maintenance in the future. But the roof has a parapet wall on the boundary and I can't envisage how the roof would look afterwards with the whole stack removed and the wall still in place.

Does anyone have any experience of this? Any photo's ? Is it a relatively straightforward process ?



The complication is that it's in a conservation area and I'm going to have to apply for planning permission, get drawings, etc. Urgh!

 

[aveatry]

Assuming that none of the chimneys are used, sounds like your biggest problem is going to be the conservation area. That chimney looks like a bit of a feature / character for the area.

 

[ShowerWoe]

I did see evidence of planners allowing rear chimneys to be removed in a conservation area (ours is a rear one)

If i do a pre-app advice, I would like to know how to describe what it would look like afterwards

 

[aveatry]

I did see evidence of planners allowing rear chimneys to be removed in a conservation area (ours is a rear one)

If i do a pre-app advice, I would like to know how to describe what it would look like afterwards

A roof without a chimney perhaps - sorry dont know

Reminds me of a friend who brought a new house a few years ago and it has a faux chimney - they all came on a lorry ready made. Wonder if that could be an option in a conservation area.

 

[ShowerWoe]

OP,
I presume that the two pots with the cowl caps are on your side of the stack?
Forget about any nonsense with faux chimney stacks - a foolish notion.

You have three remedial options:
1. Rebuild the stack - Rebuilding is definitely not needed.
2. Remove the pots and all the flaunching - search my past posts ref remedial work on flaunching & resetting pots. The neighbour appears to need a pot to make up a four pot stack.
3. Remove the stack - No way, dont go near the idea.

Item 2. is the cheapest & most straight forward method.
The flashing around the stack and the flashing on the parapet all might need renewing.

Correct

Why not go near 3 ?

I'll certainly search your posts

 

[accelerator]

Where's the hole in the stonework?

Perhaps it's just not being fixed very well?

 

[ShowerWoe]

Below the cornice on the right. There is also stone cracking on every face.

 

[blup]

Is it definitely stone and not rendered brick?

I would identify the source of the leak and what repair is required. Rebuilding the chimney won’t necessarily solve the problem if it’s a result of damaged flashing or tiles. It’s better to be clear about the cause than spend a lot on a big job that might turn out to be hit and miss

 

[ShowerWoe]

Pretty sure it's solid stone. Brick chimney breast in loft.

Not knowing the source/s makes me want to remove the whole thing and not have future maintenance issue.

 

[accelerator]

Without seeing the rest of the house, I think your chimney looks characterful and would be better off kept. The chimney itself looks quite solid to me.

You just need to find someone better to repair it properly.

 

[ShowerWoe]

The main problem, as always, is finding trades that you can trust