Microsoft Word - D&A Statement .docxEAST VIEW - 62 BROOKFIELDS
ROAD, IPSTONES
Mel Morris Conservation on behalf of Ms E Nowill
21st May 2016
Melanie Morris Dip Arch. Cons, IHBC, MRTPI Mel Morris
Conservation
67 Brookfields Road Ipstones
www.melmorrisconservation.co.uk
Contents
Introduction 1 Purpose of Report 1 Description of Listed Building 3
Significance 6 Repair and Refurbishment Discussion 8 Alterations 11
External Works 13 Appendix 1 List Description 14 Appendix 2
Photographs
Plans
1:1250 Site Plan (A4) 1:500 Block Plan and proposed site
demolitions (A3)
Drawings EV_1_2016_A exist 1 to 50 gf EV_2_2016_A exist 1 to 50 ff
EV_3_2016_A exist 1 to 20 gf EV_4_2016_A prop 1 to 50 gf limecrete
EV_5_2016_A prop 1 to 20 gf EV_6_2016_B prop 1 to 50 ff EV_7_2016_B
prop 1 to 50 attic EV_8_2016_A prop 1 to 10 doors EV_9_2016_A prop
1 to 10 window EV_10_2016_A prop 1 to 10 demolitions EV_11_2016_B
prop external boundary EV_12_2016_B prop 1 to 50 attic timber
repair EV_13_2016_A prop 1 to 10 metal casements EV_14_2016_A exist
& prop elevations 1 to 50 EV_15_2016_A prop 1 to 10 internal
elevation A-A EV_16_2016_A prop 1 to 10 section B-B EV_17_2016_A
prop sections 1 to 10 through first floor ceiling
East View, 62 Brookfields Road 24/05/2016 2
Combined Design and Access Statement / Heritage Statement
East View - 62 Brookfields Road, Ipstones
1. INTRODUCTION This Heritage Statement by Mel Morris Conservation
was commissioned by Ms Emma Nowill. The subject of the report is
the proposed refurbishment of 62 Brookfields Road, Ipstones, at
grid reference 402260, 349619 and lies at approximately 238 metres
AOD.
This Heritage Statement is proportionate to the importance of the
buildings and is designed to inform all parties about the listed
building and its setting, so that informed decisions can be
made.
Mel Morris is a full member of the Institute of Historic Building
Conservation and is accredited as a Historic Environment Service
Provider. She has worked with historic buildings and historic areas
for 29 years, making assessments of significance, undertaking
detailed analysis of building development and advising on their
conservation.
This assessment is designed to fulfil Paragraph 128 of the National
Planning Policy Framework. Paragraph 128 which states:
“128. In determining applications, local planning authorities
should require an applicant to describe the significance of any
heritage assets affected, including any contribution made by their
setting. The level of detail should be proportionate to the assets’
importance and no more than is sufficient to understand the
potential impact of the proposal on their significance. As a
minimum the relevant historic environment record should have been
consulted and the heritage assets assessed using appropriate
expertise where necessary.”
2. PURPOSE OF REPORT It is proposed to refurbish the cottage and
relocate the bathroom and kitchen, re-align the boundary wall to
the entrance drive and carry out partial demolition of the small
stone outhouse during this phase of works. The application also
includes the reinstatement of the attic floor to habitable
accommodation and the associated works to reinstate a staircase
between first floor and attic.
A future phase of work of rebuilding the garage and the rear
lean-to and rear porch and rebuilding the out-house will be the
subject of a separate application for LBC, as this is dependent
upon other factors, including financial considerations such as the
purchase of a narrow section of the adjoining field, which would
also require planning permission for change of use of the land to
garden.
The works of refurbishment include the following, which are the
subject of this application for Listed Building Consent:
• Remove concrete and tiles to ground floors, dig out sub-floor and
replace with Sublime (Limecrete) floors and breathable insulation
throughout the ground floor*
• Re-plaster ground floor walls with lime plaster • Re-locate
internal partition to create pantry and new internal boarded pantry
door • Reconstruct staircase, with new splat-balusters, between
ground and first floor* • Create new staircase between first and
second (attic) floor* • Structural modifications to strengthen
attic floor,
and repair ridge beam’* • New doors to stairwell - 30 minute fire
doors to all openings onto stairwell to replace existing
modern (late 20th century) doors* • Upgrade floor within roof space
to provide 30 mins. fire protection* • Underdraw ceiling within
attic space with insulated plasterboard and skim* • Insert two
‘conservation’ rooflights to rear roof slope* • Re-open original
staircase window and reinstatement of leaded light fixed
panels
East View, 62 Brookfields Road 24/05/2016 3
• Reinstate leaded-light single opening metal casements to north
and south gables and associated masonry repair
• Block up existing bathroom window in coursed stone to match and
insertion of new single-light casement to gable end
• Replace mocked leaded-light window with pair of traditional
side-hung casements to rear elevation
• Replace existing modern kitchen window with small traditional
side-hung casement • Re-locate internal partition at first floor
level to create bathroom and study and mechanical
extraction through tile vent* • Insert new door into existing
partition at first floor level* • Re-pair and make good brick
fireplace surround to chimney breast within ground floor
firehood
and repaint brickwork • New cast-iron rainwater goods throughout •
New boarded front doors to front (east) elevation
Items asterisked (*) will also require Building Regulations
approval. Items marked () will require a relaxation under the
Building Regulations.
There are also a number of repairs being undertaken, which will be
carried out concurrently, as follows: • Re-point masonry to all
elevations • Strap rafters and wall-plate • Lower external ground
level to east and north elevation and reconstruct foul drains* •
Reconstruct foul drain to north-west corner and re-location of soil
stack*
3. DESCRIPTION OF LISTED BUILDING East View is a detached cottage,
with a two-bay lobby-entrance plan, and a datestone of 1742, built
in coursed local pink gritstone with large pink gritstone
dressings. It has a chamfered, continuous stone label band (or
string course) to the ground floor windows, which is stepped to
form a label over the main door lintel. It has chamfered coped
gables with corbelled kneelers, deeply chamfered mullioned windows
throughout and gritstone masonry stacks, with later brickwork
above. It has all the characteristics of a house built 40 years
earlier and were it not for the datestone, which is inscribed R.S.E
1742, it would be easy to mistake this for a house of the first
decade of the 18th century; deeply chamfered mullioned windows,
lobby entrance in front of the main stack, steep pitched roof and
firehood with a heck-post, were all very old-fashioned features for
1742. The brickwork chimney breast within the roof space, which has
9-inch x 2½-inch slop-moulded bricks, of good quality and of a
regular and consistent size, is also indicative of a building
constructed during the first decades of the 18th century. In 1725
place bricks (internal and party wall bricks) were to measure 9” x
2“ by statute but there is some regional variation, so it is not a
reliable date for phasing purposes.
Plan: The house was originally divided into two bays: that to the
south the House Place and that to the north was laterally
subdivided into a small Parlour and a rear staircase. The house was
also built with a small lean-to single-storey outhouse extension to
the west (a catslide), as the external stonework within the present
lean-to is not properly coursed or fair-faced, does not have a
plinth, and the lintels to the connecting doorway are oak, rather
than stone.
The House Place, the main living and cooking area, occupying the
bay to the south, was approached off a small entrance lobby,
located in front of the firehood, forming a lobby-entrance plan,
with a fire window set inside the hearth on the external west wall
opposite the lobby entrance. The entrance lobby doorway with its
stone masonry surround survives complete, with a modern glazed door
inserted within the external opening; the plan survives although
the internal lobby door frame has been replaced. In the northern
wall of the House Place is a wide doorway within the masonry. In
the northern bay was the small parlour, which was originally
approached via a small rear staircase hall. The two bays were
divided by a substantial stone masonry wall, which continues
through the building at first and attic floor levels,
East View, 62 Brookfields Road 24/05/2016 4
whilst the internal partition dividing the parlour and back
staircase were divided by an oak-framed partition, with brick
infill – a large part of this is intact but some studs have been
removed at first floor level.
The building has an attic floor, which retains an oak-framed
doorway within the central masonry dividing wall and a number of
its original floorboards, although these are in very poor
condition. This space was originally lit by casement windows, one
in each gable, in deeply chamfered surrounds. There are few
surviving plaster finishes at this level (with the exception of
fragments in the window reveals), and no evidence that the rafters
were underdrawn with lathe and plaster, although the eaves has been
‘closed’ with horse hair plaster torching. Nevertheless it is
apparent that this floor was in use, whether for storage or for
ancillary residential use, and was originally planned as
accommodation, there being no farmland for any agricultural uses.
The third floor was originally reached by a staircase off the rear
staircase bay and was probably approached via a winder in the
north-west corner, which was removed to create more first floor
accommodation. The modern ceiling joists have removed all evidence.
Access to the attic floor was probably blocked up when the house
was divided into two cottages. A secondary stair was inserted
within the House Place, created by simply cutting out a joist and
creating a trimmer. The stair was removed and the floor boarded
over when the house was returned to a single dwelling.
Heating: The building was originally heated by the large open
firehood, which would have funnelled heat through the massive brick
chimney stack to heat the first floor room above. There are no
indications that this first floor room had a separate hearth and
would have relied on secondary heat. The stepped brickwork within
the attic roof space reveals the original construction, with its
narrow 2½-inch x 9-inch bricks. The large bressumer at ground floor
level survives, supported within the masonry to the west and by a
stub masonry wall to the east – this was dressed and tooled ashlar
with a chamfered detail, following the local tradition of a stone
heck screen – the stub masonry wall. The bressumer has a deep
chamfer to the back and a small chamfer with ogee-stopped ends to
the front face, and is typical of its type. The hearth was
originally lit by a fire window, which is a small single window
that survives within a deep chamfered surround on the west wall
within the firehood – the original leaded light has been replaced
in timber. During the 19th century the original open firehood was
filled in with a small brick chimney breast and inserted hearth, a
customary alteration. This survives with a segmental arched lintel
and a modern fireplace. The brickwork tends to suggest that this
dates from the second half of the 19th century. The side return
walls of the inserted brick chimney breast are limewashed
suggesting that this was a pragmatic addition, with little regard
for decorative finish, although the front face may have been
plastered – it is now covered in sooty deposits. The opening size
of this inserted hearth was large enough to contain a small cooking
range, but the original fireplace surround or range has been
removed and an ornate and large modern brick structure was added.
The back of the original masonry contained a niche for a salt
cupboard, close to the fire window. This had an inserted arch (a
modern adaptation). A second niche survives to the opposite side of
the inserted brick chimney breast (a modern addition); here the
masonry wall is much deeper and contains the remains of a separate
flue; this side of the original open hearth was adapted to contain
either a copper or separate hearth or oven, with a secondary flue.
Oatcakes, a local staple, were made on a separate circular
bakestone and needed a separate hearth. This may explain the
presence of a section of bellied brickwork in the bedroom above (a
flue?), which is attached to the original chimney breast.
The parlour space was heated by a small fireplace set within the
depth of the wall. The remains of the stone jambs survive, with an
iron plate / lintel, suggesting that there was no stone mantel and
that the fireplace surround was timber and slightly more
sophisticated. This surround has been removed and a modern late
20th century hearth was added across the whole of the wall (now
removed). There are no indications that the first floor room was
heated by a fireplace and the narrow size of the brick flue within
the roof space tends to confirm this; high-level inspection of the
chimney would be able to confirm this.
Windows: The front elevation of the house has a series of
three-light deeply chamfered mullioned windows. These are typical
of the first decades of the 18th century and this house of 1742 is
recorded by Dr. Cleverdon as
East View, 62 Brookfields Road 24/05/2016 5
the latest example of the window type. The ground floor windows
contain rectangular, 15-paned leaded- light windows fixed to
wrought iron saddle bars; there are no opening lights. The first
floor contains slightly shallower 12-paned 3-light mullioned
windows, to the same profile and detail. The central lights have
been altered during the 20th century with aluminium and 6-paned
leaded-light casements. These are the only opening lights on the
front elevation. There is a small blocked chamfered window, off-set
above the original lobby entrance, which would have served a small
closet, for which there is no longer any internal physical
evidence. This was blocked in stone masonry, and may have been done
to avoid window tax. The rear stairwell was originally lit by a
tall three-light staircase transom window, with single fixed leaded
lights within deeply chamfered openings, for which the masonry
appears to survive largely intact, much of it now buried and
infilled in modern brickwork. This has the same deeply-chamfered
masonry surrounds as the rest of the building. This window was not
blocked up to avoid window tax but was blocked up when the
staircase was moved during the 20th century.
Doors: The house has lost all of its original doors, with the
exception of a single boarded door to the upstairs cupboard
alongside the brick chimney hood. A number of mid 20th century
boarded doors survive. The majority of the doors are late 20th
century.
Floors: The parlour has a red quarry tiled floor, possibly late
19th century, of no special interest. There are indications that
the staircase bay had a flagstone floor, but most of this is now
hidden by concrete. The House Place floor is also now
concrete.
Walls: Lime plaster survives in a large part of the first floor and
lathe and plaster ceilings survive at first floor level. Evidence
suggests that this was the original finish at this level, although
the boarded timber floors were visible as the ceiling soffits at
ground level. In common with many parlours, the internal partition
may have been panelled, although at first floor level there are
fragments of lathe and plaster. A number of vertical studs within
the internal oak stud frame at first floor level have been removed
in the past, leaving the girding beam, and upper axial beam intact;
this which is load bearing supporting the attic floor joists.
Documentary Evidence There is a mid C19 parish map for
Staffordshire Record Office (D1176-A-9-4) and the first edition
Ordnance Survey map shows the building as a pair of dwellings, but
map evidence within Ipstones is very limited and the key to the
parish map has gone missing.
The datestone of 1742 and initials of RSE provide only a few clues
as to the owner / occupier. According to the 19th century the
Census returns for the village, there are few local families with a
surname beginning with E; the most likely candidate is Eaton,
sometimes spelled Eton, a family of tailors, although it is
difficult to imagine that a tailor would have had the income to
build a bespoke house. John Eaton was an Ipstones farmer and parish
constable in 1842.
Adaptation and alteration:
The single house was converted into two dwellings during the 19th
century. There are no signs that any works of alteration were
undertaken prior to the second half of the 19th century. The late
19th century OS maps show the property divided into two
one-up-one-down dwellings.
In order to adapt the building, a new doorway was punched into the
front elevation, within the original parlour; a shallow stone
lintel was inserted underneath the 18th century stone label band.
At the same time, the doorway between the House Place and the rear
staircase hall would have been blocked up in brickwork to both
floors. The floor plan was slightly reconfigured to enable the
northern cottage to have more accommodation and a short section of
brick masonry wall was inserted at ground and first floor to create
a small second bedroom at first floor level and an enlarged pantry.
This was achieved by removing the original staircase and the
associated ceiling joists in this rear bay and shortening the
staircase, making it a very steep flight with winders.
East View, 62 Brookfields Road 24/05/2016 6
The original staircase windows were used to provide borrowed light
into the ground floor pantry and the first floor bedroom. The
inserted brick partition butts up to the southern internal jamb of
the staircase window. When this alteration was carried out, the
middle window of the three would have become redundant and it was
then blocked up in brickwork. The upper and lower lights of the
staircase windows were blocked up in brick during the 20th century
adaptation, when the building was returned to a single dwelling,
and the ground floor window was blocked up during the second half
of the 20th century.
The current staircase is a modern replacement of a 19th century
staircase. Floor joists within this part of the building are much
smaller and the depth of the floor is 120mm. The ground floor
ceiling within the staircase bay was then underdrawn with boarding.
At first floor level this section of ceiling was also replaced with
new joists and the ceiling raised slightly, so that the actual
floor to ceiling height is 2 metres, and the overall depth of the
floor joists and plaster over the staircase are also 120mm, whilst
the depth of the floor to the second bedroom is 180mm and the floor
to ceiling height is 190mm.
The lean-to extension to the west side of the building is
effectively a catslide roof. Whilst this may at first appearance
appear to be a modern addition, because it is rendered, the
evidence within the building reveals that it was part of the
original dwelling of 1742; i.e. part of the first phase of
construction. The outside walls may have been partially rebuilt and
rendered.
4. SIGNIFICANCE:
Historic Significance: The dwelling was identified by Dr Faith
Cleverdon in her PHD thesis - “Landscape with Buildings: A North
Staffordshire Study based on the Medieval Parish of Leek”, 2002,
University of Sheffield. In this she refers to the local examples
of traditional vernacular houses, with a particular focus on
buildings of the 17th century. Typical internal features, found
also in the larger houses, are the “stone heck screen supporting
the bressumer of a firehood” and the “fire-window set inside the
hearth space opposite the lobby entrance….. Smoke bays were
relatively rare, but fire-hoods of either timber or stone continued
to be built until the middle of the eighteenth century, and were
associated with the majority of single hearth houses…. North
Staffordshire fire-hoods have a massive bressumer at head-height in
the houseplaces spanning the space between a heck screen and the
outer wall. Some way above this might be a single beam spanning the
width of the building before the hood tapered towards roof level, a
form that is incompatible with upper floor access to rooms behind
the firehood….. Cooking hearths were lit by a fire- window, and
were effectively a small room into which later cooking arrangements
could be inserted…... Later still chimneybreasts were inserted
inside the fire-hoods, and a number of houses retain nineteenth or
early twentieth century iron ranges in this position. Both types of
hearth represent a move away from wood fired cooking towards coal,
which was now being mined in substantial quantities.”
In describing East View Dr Cleverdon states: “A late example in
lpstones dates to 1742. Since it is on a larger scale its roof has
escaped alteration, and the rear of the laterally divided second
bay has a three-light transom stair window.”
Aesthetic Significance: The building was definitely designed,
rather than an evolved or simply vernacular structure and it this
self- conscious planned design, with careful distribution of
windows and doors, decorative mouldings and plan which is a major
part of its aesthetic significance. The planned design is typified
by the internal brick chimney stack, which was expressed externally
with a stone stack, a purposeful combination.
The house has a high proportion of its original construction still
intact, with the main loss being the original staircase, which
appears to have been removed when the building was divided into two
dwellings, and floor finishes at ground floor level. It is unlikely
that there were many decorative finishes, with no evidence of
plaster cornices or decoration and no plasterwork to the ground
floor ceilings, and the construction is a simple one, but the house
retains its first floor structure: oak joists and axial spine beam
to the House Place and oak joists to the Parlour, over-boarded; the
attic floor has the same plan form of axial beam to
East View, 62 Brookfields Road 24/05/2016 7
the main bay and large section oak joists running front to back for
the second bay. The complete brick firehood is also intact and in
relatively good condition.
The listed building is particularly distinctive for the fact that
its principal elevation survives virtually unaltered in design
since it was first built, the only exception being the inserted
doorway and replacement doors.
East View, 62 Brookfields Road 24/05/2016 8
5. REPAIRS AND REFURBISHMENT DISCUSSION: In addition to some
historic structural movement, the building suffers from lack of
ventilation and excessive damp. This is exacerbated from being
built into the bank and hydrostatic pressure and water-run off from
the adjoining field (see report by Floyd Consult) and by hard
gypsum plaster at ground floor level. There has also been a recent
water leak under the ground floor which will have contributed to
the damp but is not the sole cause of the problems. There are only
three opening lights at present serving the first floor and limited
opening lights at ground floor level; the fire-window has been
painted shut, as has the single opening casement window to the
parlour.
It is important that as much can be done as possible to allow the
building to dry out naturally and provide the conditions whereby
the significance is preserved but the occupants are also
comfortable.
The following works are recommended to provide better ventilation
and remove condensation:
• External extractor fan to kitchen and venting to comply with the
regulations – please note that this may require a vent to be
mounted onto the external gable wall and it may not be possible to
provide adequate extraction rates by using the chimney flue. Advice
should be sought from the electrician, but it is essential that
this room (the former parlour) be adequately ventilated as it is
proposed to become a kitchen, and there is very limited opportunity
to have opening windows. Consideration should be given to making
the central leaded-light to the front elevation an opening light,
within a metal frame (not included within this application). Any
vent to the external wall should adopt a small brown cowl (max.
dim.125mm)
• Repair or replace existing small casement to the gable end with a
new opening light (see detail).
• Repair or replace the existing fire window with an opening light
to match.
• Replace the existing mock-leaded window to the living room with a
2-light casement, fully opening (see detail). The back of the
house, which is now enclosed within a glazed timber porch, should
be partially open to the elements, to allow for a cross-flow of
air. Otherwise, within the living room consideration should be
given to making the central leaded-light to the front elevation an
opening light, leaded panes within a metal frame (not included
within this application).
• Reinstate the missing windows to the gable elevations (single
casements) and provide opening casements to allow a through flow of
air across the attic space.
• Maintain a vent within the new pantry.
• Ventilate the chimney stack to the proposed kitchen at the base
and with a vented chimney pot.
The following works are recommended to reduce damp and address the
construction problems:
Works asterisked require Building Regulations approval.
External concrete – remove concrete to path to east elevation, and
lower the ground levels so that they are 150mm below the existing
internal floor level, wherever possible. *This will need to be
carried out in conjunction with re-laying the drains along this
elevation.
South gable end – Drains shall be inspected by CCTV to determine
whether there has been localised collapse of drains, to check
levels and breaks within the system and any blockages and whether
the location of drains has contributed to the movement within the
gable wall. Carefully break out the concrete taking care not to
damage drainage pipes. It is advisable that prior to applying for
permission for a replacement garage, works are undertaken to
upgrade the ground over the sewer pipe in accordance with building
regulations to make provision for any future building work over the
foul drainage.
East View, 62 Brookfields Road 24/05/2016 9
North gable end – areas of concrete shall be removed below the step
to identify location of footings and construction of the gable
wall. If the construction is simple rubble construction, rather
than coursed masonry, it may be advisable to reconfigure the path
to lower the levels to a practical level, to provide a French land
drain several meres away from the building, which would then be
diverted into a soakway, and to then construct a smooth, rather
than porous surface which is angled away from the building and
which enables surface water to drain away from the building. If the
masonry is coursed, then it may be feasible to repoint the lower
courses of exposed masonry and lower ground levels.
Outbuilding: this building shoukld be removed to enable access to
the gable end, to permit ground levels to be lowered by up to a
metre to ease the pressure of water from this north-west corner of
the building. This will require listed building consent for
demolition, as it is a curtilage building. A short section of
retaining wall will be required to support the boundary wall of the
adjoining field and any exposed clay subsoil. This should be
constructed in rubble gritstone (a traditional drystone wall) with
a batter and open joints. It is unlikely that the ground levels can
be lowered to the base of the wall and it is likely that some happy
medium will need to be reached, which improves the existing
situation. Full details of the retaining wall to be provided (by
condition).
*West and east elevation – drainage. Both external areas will
require comprehensive remodelling and works to provide new soil
pipes and associated drainage pipes and connection to the existing
foul drainage system and combined sewer, which runs underneath the
existing kitchen. The external stack will be largely removed and
replaced with a part-internal pipe to the new ground floor W.C. and
an internal stub-stack and durgo valve to the bathroom and attic
toilets. This will involve comprehensive tidying up of the soil
pipes.
Re-plastering: Remove cement and gypsum-based plaster to ground
floor walls and dry-lining to cupboard and downstairs W.C. Allow
all walls to dry out for as long a period as possible prior to
re-plastering using a lime plaster. Options for plastering include
hair and lime plaster (two or three-coat) or lime and hemp
(three-coat). See specification for new lime plaster. Note that new
lime plaster to solid masonry walls can take up to 6 months to
fully dry out. In areas where there are new kitchen fittings along
the north gable, within the pantry and the kitchen side return
along the timber and brick partition, consideration should be given
to leaving a deep gap (150mm minimum) at the base of the walls to
prevent moisture wicking up to damage plaster or dry-lining. Air
gaps shall be maintained and air should be allowed to circulate
through the vented chimney stack behind the sink.
*Floors: Remove existing tiles and concrete, setting aside any
stone flags for possible re-use (condition dependent). Dig out
existing sub-floor, taking care not to disturb any of the footings
by creating a 45 degree angle from the base of the stone masonry
walls, including the cross wall to a level that can accommodate
underfloor heating and suitable insulation (to the depths
recommended by Ty Mawr – see additional specifcation). Pin and prop
the internal brick and timber studwork wall to prevent localised
collapse. Provide new floors in Sublime (Limecrete). See
specification. It will be essential that the finished floor level
is the same as the existing floor level, in order to maintain floor
to ceiling heights for the new staircase.
*Drainage and rainwater disposal: Re-lay drains to front elevation
to connect sink waste from new kitchen to existing foul drainage /
combined sewer. Sink to new kitchen and waste to be discharged into
combined sewer through gulley trap to comply with Building Regs.
New bathroom W.C.s with internal SVP.
Rainwater Goods: Remove existing plastic rainwater gutter and
fascia board and replace with cast-iron gutters and rainwater
pipes, with swan neck to connect gutters and downpipes. Gutters
should be fixed to rise-and-fall brackets with ‘stays’. Galvanised
brackets are available in traditional form and will need to have an
etching primer, such as T-wash, prior to being painted black to
match the gutters after fixing. All rainwater goods shall be
primed, including the inside neck of any downpipes, two coats of a
zinc-based primer, one coat of micaceous iron oxide, followed by
two coats of black gloss paint.
East View, 62 Brookfields Road 24/05/2016 10
Outward bow in the front wall: During the replacement of the
guttering it is advisable to carry out stripping of the lower
courses of tiles and to check the condition of rafter feet and
strap the rafters to the wallplate / wallhead to stabilise and
prevent any further outward movement. This can be carried out
piecemeal. Strapping should take the form of galvanised steel or
non-ferrous straps. The condition of the wallplate should be
checked and any badly rotten sections should be repaired / replaced
in seasoned oak, jointed to the existing oak using traditional
jointing methods, e.g. scarf joints. The need for any replacement
oak shall be decided on site and shall be subject to the inspection
of the consultant / conservation officer.
East View, 62 Brookfields Road 24/05/2016 11
6. ALTERATIONS
Re-location of Kitchen See A3 drawings – existing and proposed
ground floor plan at 1:20 scale
The re-location of the kitchen is proposed in conjunction with the
creation of a lobby to the rear lean-to and a separate W.C. within
the lean-to. The current staircase will be replaced with a splat
baluster staircase in a slightly re-aligned position to open up the
staircase window. The present stub brick wall at the foot of the
staircase will be removed and a new partition will be created to
the north of the staircase window to make a small walk-in pantry.
This pantry will house the new boiler.
In conjunction with the kitchen relocation, the new kitchen will
contain all services, the external plumbing, sink outlet will be
diverted to a new drain run at the front of the property whilst the
cooker will contain an external extractor unit.
The wall between the staircase hall and the back elevation will be
restored to its original width and splayed shape and all walls and
oak lintels will be re-plastered in lime plaster.
The new W.C. will require a small casement window and the existing
window will be blocked up and replaced with a side-hung
casement.
Restoration of Chimney Breast – Living Room See photographs –
appendix 2
The 19th century inserted brick chimney breast will be retained
in-situ, with its segmental brick arch. This will be treated
simply, and painted, with all adjoining areas made good, voids
filled and stone masonry re- plastered in lime plaster.
The exposed ashlar stone to the heck screen wall shall be left
unplastered but areas of exposed brick and rubble masonry to the
draught lobby shall be re-plastered in lime plaster.
All walls at ground floor level shall be re-plastered in lime
plaster. The only exception is the brick and timber stud wall to
the kitchen which will be finished in a timber cladding to the
kitchen side and fireline plasterboard to the stairwell side.
Adaptation of First floor to re-locate bathroom, create study,
insert staircase to attic floor See A3 drawings – existing and
proposed first floor plan at 1:50 scale
The re-opening of the 18th century staircase window with its
leaded-lights will require the removal of the modern plasterboard
partition at first floor level. This will be removed and a new
winder staircase will be inserted set within an enclosed fireproof
partition. A new opening will be made within the existing 18th
century partition to create a new door opening for a study. This is
located in a section of the partition were studs and infill have
been removed. A new plasterboard partition wall will be inserted
within the room to the north, to create a new bathroom and small
study – the study will require a small casement window within the
north gable end. This will follow in size and shape the existing
ground floor window in this elevation.
The creation of a bedroom within the attic space See A3 drawing –
proposed attic floor plan at 1:50 scale
The proposal involves low intervention alterations to insert a
bedroom and ensuite bathroom into the attic space. This space was
designed to be accommodation but has not been in use as such for
some considerable time. The gable attic windows are now blocked in
brick and render. The original staircase to the attic floor has
been removed but the proposal is to reinstate a staircase in the
same location, but to current Building Regulations standards. This
will require some minor modifications to the existing structure to
remove the end of the axial beam and provide alternative structural
integrity.
East View, 62 Brookfields Road 24/05/2016 12
The alterations will also require some repairs to be carried out to
the ridge beam, which is currently supported on an inserted 19th
century collar, as well as modifications to support the floors
where the staircase is inserted. Options have been discussed with
the structural engineer to identify the solution with the least
intervention.
Alterations include the reinstatement of the leaded-light casements
to the gable ends and the provision of two conservation rooflights
to the rear roof slope. Details of the new leaded-light casements
will be confirmed with the manufacturer (see detail below).
New floors will be overlaid onto the existing joists and rafters
will be underdrawn in plasterboard, whilst retaining the purlins on
show. The existing oak doorway between the two attic rooms will be
retained in- situ and a new boarded door inserted.
Fire Doors Works required to provide access to the attic floor will
require 30-minute fire doors to all doors opening onto the
staircase. As there are no doors of any special interest here, new
doors will be provided, the precise pattern to be determined
following discussion with manufacturers.
Detail of possible leaded-light metal
casement to restored attic windows.
East View, 62 Brookfields Road 24/05/2016 13
7. EXTERNAL WORKS See A3 drawing of proposed site (Block plan at
1:500)
The main alteration proposed is the re-alignment of the boundary
wall within the site. The existing drystone wall along the frontage
of Brookfields Road, which acts as a retaining wall to the garden,
will not be altered, but the proposal involves re-aligning the wall
within the garden area to widen the drive. The new alignment will
be built in drystone from the existing wall built to match the
frontage with coping reinstated.
External alterations include the demolition of the stone outhouse.
This is required to facilitate access to the gable end of the main
house, to undertake works to improve drainage and remove soil from
the gable end. The full extent of the removal of topsoil will
depend upon ground conditions. Details of any reinstatement of a
drystone retaining wall and the shall be provided in due course,
once the levels are known.
East View, 62 Brookfields Road 24/05/2016 14
Appendix 1