'Kinmel Hall hasn't gone past the point of repair – yet' say experts in open letter days before auction

In an open letter to Conwy Council, the Friends of Kinmel Hall and the 'people of Wales', Peter Hare Independent Consultants (PHIC's) said a "disgraceful lack of maintenance appears to be the main issue creating the majority of the advanced decay."

The assessment, led by Peter Hare, also revealed the roof of the Grade I listed property "is hanging by a thread in some areas" and "if left to deteriorate for another year, greater areas of historic fabric will be lost."

The letter, written after a walkthrough with chairman Paul Hughes and members of Friends of Kinmel Hall, said: "I feel the need to share what I witnessed on Tuesday, plus a little of what I have learnt in my years of working for private and state clients within some of the finest buildings of national importance.

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

"Driving the half mile through the oak tree track and pastoral meadow fields, the grounds themselves seem to hide the hall until the last moment. Almost shyly the building keeps you waiting for your first glimpse. Some chimneys and a fleeting side section glance before a right turn brought me to face directly onto Nesfield’s crown, the stunning French Renaissance architectural masterpiece built as Kinmel Hall.

"The impact of its prominence and location are beautiful. Somewhat less in proportion, the hall’s Versailles chateau style reminded me of my many arrivals at Waddesdon Manor in Bucks. Sadly the similarities of these creative architects and their impressive contributions ended abruptly as I neared the building. The differences in the care and attention between the two properties is stark.

"[Externally] Inappropriate repairs are visible as are the areas of vandalism and theft to the rear and sides. However, the disgraceful lack of maintenance appears to be the main issue creating the majority of the advanced decay.

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

"The remaining slates should be salvageable but roof timbers will need assessing for structural reliability and ridges, valleys, dormer casings and hips all need major works. I would hazard a +/- 50 per cent replacement.

"The majority of the original lead and ornamental iron downpipe, hoppers and guttering remain, but missing and broken sections need attending to as a matter of urgency to reduce the structural and cosmetic damage being caused.

"The woodwork including glazed windows and doors are in mixed condition varying from potentially salvageable to in need of replacement. It is likely that to salvage any parts they will require removing for extensive repair.

"The stable and outer living quarters are in dangerous condition, some with roof collapse and others in an advance state of decay."

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

Giving an overview of the interior, Mr Hare said: "The upper floors were restricted in access with some impossible to inspect. Major water ingress has penetrated several floors through principle areas causing timber joists and lathes to fail and the ornamental historic plaster ceilings to collapse in places.

"Several areas that remain are in imminent danger of collapse due to the prevailing conditions they are exposed to. Immediate protection and shoring up is required to prevent further major loss of historic fabric. Areas of major efflorescence an widespread fungicidal growth are also of major concern for the fabric of the building and specialist approved H&S action is also required on these elements."

Mr Hare hit out and said what has happened at Kinmel Hall is "unacceptable on many levels."

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

"The architectural damage caused by neglect to one of Wales’s finest architectural buildings should have been prevented long before reaching this stage," he added.

"The process of saving our heritage must be very carefully assessed if we are to prevent repetition and full-scale loss at Kinmel.

"I have been engaged on many of our nation’s finest conservation and restoration projects and I have witnessed buildings of the highest national importance return from the brink. It will take vision, planning, patience and a great deal of money.

"Kinmel Hall hasn't gone past the point of repair, but I use the next word very carefully indeed – yet.

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

"The condition of the building is changing rapidly. If left to deteriorate for another year greater areas of historic fabric will be lost and questions of the realistic feasibility of returning the building to any form of past glory are increasing by the day.

"Without question it is currently salvageable and worthy of the major efforts required, but it must be acted upon now."

The auction, by firm Allsop, will be held on May 13. The property is being marketed by Allsop and Carter Jonas.

It is listed with a guide price of £750,000.

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

Mr Hare has given advice to the next custodian.

He said: "To save Kinmel Hall the commitment of those overseeing the sale, purchase and restoration project must be brought together as-one, hand-in hand and assessed rigorously to avoid short-term profiteering

to the further detriment of the estate.

"Offers should be overseen and tested by third parties including the council, its professional advisors and the Friends of Kinmel Hall. The transfer of ownership and responsibilities should not be completed until assurances and

guarantees are received and checked for compliance and due diligence by all parties.

"Failure to ensure all aspects of the next custodians integrity is the responsibility of the council.

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

"Errors at this stage could tip the fine estate towards its final days."

A spokesperson for Conwy County Borough Council said they are aware of the current condition of the building.

"It is disappointing that the owners haven’t taken responsibility for maintaining the building," they added.

The local authority said the council has no powers when it comes to the debate that offers should be overseen and tested by third parties.

"This is a decision for the owners and not one that the council has powers to insist upon," the spokesperson said.

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

They added they are unable to asses the next owner's "integrity."

"We do not have any powers or authority to carry out such checks," they commented.

"We are able to offer advice and guidance to any prospective purchasers. We’ll watch the sale with interest."

The present hall is the third to have been built on the Kinmel Estate and was commissioned by the Hughes copper mining family. It was designed by architect WE Nesfield in the style of a French chateau and became known as the Welsh Versailles. It was completed in 1874. The adjoining Neo-Palladian style stable block is attributed to William Burn and was completed in the 1850s.

The property was last used as a private home in 1929, after which it was converted to a spa for sufferers of rheumatism.

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

At the outbreak of World War II, the Hall was requisitioned for use as a hospital.

After the war, the Hall became Clarendon School for Girls, but after extensive fire damage in 1975, the school was forced to close at Kinmel and move elsewhere.

The building was subsequently restored and used as a Christian conference centre.

It has been unoccupied since 2000.

Last month Marcus Binney, SAVE’s executive president, told the Journal: "We’re pleased it is going to be sold but the current owners have monstrously neglected it, terrible scandal.

“However, we are alarmed that it has been put forward for auction in this way and with very little notice.

A lot of areas at Kinmel Hall - internally and externally - are in very poor condition

“This is for two reasons. One, it doesn’t really give serious people enough opportunity to view the house, assess what could be done with it etc and generally, with the thought and seriousness which is needed for such a big problem.

"We are afraid that it will simply go to another speculator who is just gambling on this and if they can get it through planning permission to build or in the gardens or something.

“It is very important, and hence your article is also important, that people realise what a terrible state it is it is in and they will have to do some very important repairs immediately and the council has been chasing the owners to do these repairs and rather than do them, they have just put it on the market.

“There is a small chance that someone really good will buy it but we don’t think there has been enough chance given for people to work out serious proposals."