Historic Analysis v1.03 - Ribble Valley

Page | 10 Broxup House, Holden, Bolton By Bowland, Lancashire, BB7 4PF

HISTORICAL ANALYSIS

BROXUP HOUSE, HOLDEN, BOLTON BY BOWLAND, LANCASHIRE, BB7 4PF

REF: 5226 Version 1.03 Date: November 2016

1 | Page Broxup House, Holden, Bolton By Bowland, Lancashire, BB7 4PF

CONTENTS

1.0 INTRODUCTION Page 2

2.0 THE AUTHOR Page 2

3.0 SITE LOCATION Page 2

4.0 HERITAGE ASSET DESIGNATIONS Page 2

5.0 PLANNING HISTORY Page 3

6.0 HISTORICAL BACKGROUND AND EVOLUTION Page 3

7.0 PLANNING POLICY CONTEXT Page 6

8.0 PROPOSED WORKS Page 8

9.0 HERITAGE IMPACT ASSESSMENT Page 10

10.0 CONCLUSION Page 14


1.0 INTRODUCTION

1.1 Sunderland Peacock and Associates Ltd have been commissioned by Mr John Foley to

prepare this historical analysis of Broxup House as part of an application for listed building

consent and planning approval at the request of the Local Planning Authority at Ribble

Valley Borough Council.

1.2 The aim of this historical analysis is to assess the historical phasing and evolution of Broxup

house in order to identify how the building has changed through history as well as identifying

areas of historical and architectural significance.

1.3 The building is owned by the Mr John Foley who is also the client / applicant in this case. This

report is for the sole purpose for which it has been commissioned and is to be read in

conjunction with all other application documents, reports and drawings. Please note that

this document is for the purpose of providing a basis on which informed decisions can be

made with regards to the favourability of the proposed works in order to achieve the

successful granting of listed building consent and planning approval.

2.0 THE AUTHOR

2.1 The author of this document, Matthew Fish B.Sc. (Hons) M.Sc. ACIAT, of Sunderland Peacock

and Associates Ltd, holds a Master’s Degree in Building Conservation and Regeneration and

is an Affiliate member of the institute for Historic Building Conservation (IHBC) and is currently

working towards full accredited membership.

3.0 SITE LOCATION

3.1 Broxup House is located within the Hamlet of Holden located just west of the village and

parish of Bolton by Bowland, within the borough of the Ribble Valley. The building is located

on Barret Hill Brow. National Grid Reference: SD 77394 49481

4.0 HERITAGE ASSETS DESIGNATIONS

4.1 Broxup House, along with the adjoining Broxup Cottage, was designated as a Grade II listed

building (under a single listing) under the Planning (Listed Buildings and Conservation Areas)

Act 1990 on the 16th November 1954 (list entry number 1072206). The list entry is as follows:

7/39 Broxup House and Broxup Cottage (formerly listed as Broxup Farmhouse) 16.ll.1954 - II

House, 'RBI 1687' on lintel. Watershot slobbered rubble with slate roof. End-lobby-entry plan. 2

storeys. Windows have an inner cyma moulding and outer chamfer, with a continuous drip

course with spiral stops over the ground floor. The ground floor windows are mullioned, of 4

and 2 lights. On the 1st floor are 2 windows with 3 lower lights and 2 upper, the central lower

light having a semi-circular head. At the left, above the door, is a vesica-shaped one-light

window having a hood with decorative stops. The door has a chamfered surround and a

shaped lintel which includes spiral decoration. Chimney on right-hand gable, and at the left,

in line with the door. At the rear is a later gabled wing. To its left is a 2-light mullioned window

with a cross window above. To its right on the 1st floor is a one-light window with shaped

lintel. Interior. The left-hand room has a wide chamfered segmental-arched fireplace with

bread oven, flanked by chamfered doorways with segmental heads. The left-hand doorway

enters the entrance lobby. The 2 axial main beams are chamfered, as are the common joists.

A chamfered doorway with flat head enters the former dairy at the right, at the front of the

house. Broxup Cottage, to the left, appears to be a late Cl9th conversion, probably of farm

buildings. It is of 2 bays, the windows having plain stone surrounds and 6-pane sashes. The

door, between bays, has a plain stone surround. Chimney on left-hand gable. This gable has

a blocked mullioned window with hood on the 1st floor. At the rear is a 6-light mullioned


window with inner hollow chamfer, outer chamfer, king mullion, and hood. On the 1st floor is

a 2-light mullioned window with inner ovolo moulding, outer chamfer, and hood.

5.0 PLANNING HISTORY

5.1 A search of the Ribble Valley Borough Councils’ online planning database as well as a

search at the planning department has been carried out to determine the nature of any

past planning applications regarding past works to Broxup House and also Broxup Cottage.

The following applications relate to the planning history of these buildings and consist of;

Broxup House:

· Application No: 3/2016/0796

Proposals: Proposed repair and minor internal alterations including removal of recent

glazed structure to rear and lime wash finish to front elevation.

Decision: Refused


Proposals: Extension of curtilage and creation of two parking spaces on land adjacent to

Broxup House

Decision: Refused


Proposals: Demolish small wall, create parking area and alteration of internal garden wall

Decision: Permission granted with conditions

Broxup Cottage


Proposals: Alterations to existing store to provide kitchen and one bedroom with new first

floor access from adjoining cottage

Decision: Permission granted with conditions

6.0 HISTORICAL BACKGROUND AND EVOLUTION

6.1 Broxup house was built in 1687 and incorporated the adjoining dwelling, Broxup Cottage,

and was originally one dwelling house, formerly known as Broxup Farmhouse. The original

Broxup Farmhouse was a lobby / baffle entry house and is relatively identifiable externally as

the front elevation door opening lines up with the chimney stack located at roof level. This is

due to the entry into the building being against the fireplace jambs as is the case with Broxup

House.

Figure 01 showing baffle / lobby entrance against fireplace jambs taken from “Traditional Buildings of Britain: An

Introduction to Vernacular Architecture and its Revival” (2004) by R. W. Brunskill.


Figure 02 showing variations of plan form layout for baffle entry houses taken from “Vernacular Architecture: An

Illustrated Handbook (2000) by R. W. Brunskill.

6.2 In the case of the original Broxup Farmhouse, from a visual assessment of the building, it is

evident that the original farmhouse has been subdivided into two separate properties and

various internal and external alterations have been carried out in order to facilitate this which

have somewhat obscured the plan form layout and the ability to interpret it, but at the same

time providing evidence of past change and evolution. Broxup house now occupies the

North West half of the building whilst Broxup Cottage occupies the South East half of the

building.

6.3 The original dwelling would have consisted of 2 units at ground floor and two units at first floor

with a separate unit, likely to be a service area, to the north west of the property. This would

also be replicated at first floor level. Entrance to the property would have been the current

entrance into Broxup house with a lobby present directly on entry with doors leading both left

and right, as is typical for a baffle / lobby entry house. The staircase to the property would

have been located to the side rear side of the fireplace and is evident due to the high

ceilings present within the cupboard in Broxup House which would facilitate the necessary

head height. The original landing window is still present above this area to the first floor of

Broxup House. The staircase to Broxup Cottage was also still in a similar position as seen in

drawings relating to a planning application submitted in the 1990’s, therefore reinforcing the

fact that this is the position of the original staircase. The rear out rigger is likely to have been

constructed during the late 17th / early 18th century and would have been a single storey

annex / lean to which served as a further service area.


PL03 (left): Holden Tithe Map of 1840

PL04 (right): OS Six-inch England and Wales, Yorkshire sheet 165, Surveyed 1847

6.4 The building is likely to have been divided between 1847 and 1892 as the building still existed

as a single dwelling up to circa 1847. Figure 05 shown below, provides the first map evidence

of the division of the original dwelling and is clearly identified. It will be at this time that the

property underwent various alterations. The building appears to have been extended to the

east and west by this time and represent similar structures to those that currently exist and

were likely for the purpose of storage and agriculture. As the building has also been divided

at this point, it is also likely that the various internal alterations were also carried out at this

time in order to facilitate this. This would include the blocking off of various doorways and

also extension works to the outrigger in order to accommodate a new staircase for Broxup

House. It is also likely that the front and rear elevations of Broxup Cottage were

reconstructed with a late 19th century appearance, particularly to the front elevation, whilst

also incorporating original window mullions and hood moulds to the rear elevation.

PL05 (left): OS County Series, Yorkshire, Scale 1:2500, 1892 – 1894

PL06 (right): OS Six-inch England and Wales, Yorkshire sheet CLXV. SE, Revised 1907

6.4 Broxup house would then go on to remain largely unchanged from this point onwards with

the exception of the construction of rear porch and conservatory structures which were

added within the second half of the 20th century.

PL07 (left): OS Map 1:2500, Yorkshire sheet CLXV.12, 1909 Edition.

PL08 (right): OS Map 1:2500, 1970 Edition


7.0 PLANNING POLICY CONTEXT

Statutory Legislation

7.1 Planning (Listed Buildings and Conservation Areas) Act 1990

Section 66 of the act describes the duties of the Local Planning Authority with regards to the

determining of planning applications affecting listed buildings, in that they are “…to have

special regard for the desirability of preserving the building or its setting or any features of

architectural or historic interest which it possesses.”

National Planning Policy Framework (NPPF)

7.2 The national planning policy for England is laid out within the nation planning Policy

Framework (NPPF) which was issued on the 21st March 2012. The relevant policies, which

have also been taken into account, consist of the following paragraphs.

7.3 Paragraph 17 describes that heritage assets should be conserved in a manner appropriate

to their significance, so that they can be enjoyed for their contribution to the quality of life of

this and future generations.

7.4 Chapter 7 of the NPPF is concerned with the ‘good design’ and paragraph 63 states “In

determining applications, great weight should be given to outstanding or innovative designs

which help to raise the standard of design more generally in the area.”

7.5 Chapter 12 pf the NPPF is concerned with the conserving and enhancing of the historic

environment. Paragraph 128 describes the duties of the Local Planning Authority in respect of

the requiring applicants to adequately describe the significance of any heritage assets

(including any contribution made by their setting) which is affected by the proposed

development. The National Planning Policy Guidance provides support for this (Ref: ID:18a).

7.6 Paragraph 65 of the NPPF relates to setting in that planning permission should not be refused

for proposals which promote sustainability because of concerns regarding the proposals

incompatibility with an existing townscape. However this does not apply to designated

heritage assets were proposals would cause harm to the asset and / or its setting that is not

outweighed by social, economic and environmental benefits.

7.7 Paragraph 129 describes the duty of the Local Planning Authority in that they should identify

and assess the particular significance of any heritage asset affected by development

(including its setting). They are to take this information into account when considering the

impact of a proposed development in order to avoid or minimise potential harm.

7.8 Paragraph 131 describes further duties of the Local Planning Authority when determining

planning applications affecting heritage assets, in that they are to take account of:

· The desirability of sustaining and enhancing the significance of heritage assets and putting

them to a viable use consistent with their conservation.

· The positive contribution that the conservation of heritage assets can make to sustainable

communities, including their economic vitality.


· The desirability of new development making a positive contribution to local character and

distinctiveness.

7.9 Paragraph 132 describes that the Local Planning Authority should give great weight to a

heritage assets’ conservation when considering the impact of a proposed development.

7.10 Paragraph 134 provides policy for development proposals that are likely to cause less than

substantial harm to a heritage asset. Any harm should be weighed against the public

benefits of the proposed development, including the securing of its optimum viable use.

National Planning Practice Guidance (NPPG)

7.11 In relation to the National planning policy framework, further online guidance is available

from the National Planning Practice Guidance (NPPG) under section 18a “Conserving and

Enhancing the Historic Environment”. The guidance provides information on decision making

that affects heritage assets.

Historic England Advice Notes

7.12 The Historic England document ‘The Setting of Heritage Assets: Historic Environment Good

Practice Advice In Planning 3’ provides advice on matters relating to the setting of heritage

assets and the relationship between setting and the significance of heritage assets.

7.13 The Historic England document ‘Managing Significance In Decision-Taking In The Historic

Environment: Historic Environment Good Practice Advice In Planning Note 2’ focuses on the

information that is usually required as part of planning applications which affect heritage

assets that will be used in order to support the application as well as being used to come to

an informed decision when determining application.

Local Planning Policy

Local Planning Policy

7.14 Ribble Valley Borough Council Adopted Core Strategy (adopted 2014)

Key Statement EN5 states that “There will be a presumption in favour of the conservation and

enhancement of the significance of heritage assets and their settings. The Historic

Environment and its Heritage Assets and their settings will be conserved and enhanced in a

manner appropriate to their significance for their heritage value; their important contribution

to local character, distinctiveness and sense of place; and to wider social, cultural and

environmental benefits.” This is to be achieved by:

· Recognising that the best way of ensuring the long term protection of heritage assets is to

ensure a viable use that optimises opportunities for sustaining and enhancing its

significance.

· Keeping Conservation Area Appraisals under review to ensure that any development

proposals respect and safeguard the character, appearance and significance of the

area.


· Considering any development proposals which may impact on a heritage asset or their

setting through seeking benefits that conserve and enhance their significance and

avoids any substantial harm to the heritage asset.

· Requiring all development proposals to make a positive contribution to local

distinctiveness/sense of place.

· The consideration of Article 4 Directions to restrict permitted development rights where

the exercise of such rights would harm the historic environment.

Policy DME2 states that “Development proposals will be refused which significantly harm

important landscape or landscape features” This is inclusive of traditional stone walls and any

townscape elements such as the scale, form and materials that contribute to the

characteristic townscapes of the area. Policy DME4 describes the policies with regards to

the protection of conservation areas, listed buildings and any other buildings of significant

heritage interest and states;

“Proposals within or affecting views into and out of, or affecting the setting of a conservation

area will be required to conserve and where appropriate enhance its character and

appearance and those elements which contribute towards its significance. This should

include considerations as to whether it conserves and enhance the special architectural and

historic character of the area as set out in the relevant conservation area appraisal.

Development which makes a positive contribution and conserves and enhances the

character, appearance and significance of the area in terms of its location, scale, size,

design, materials and existing buildings, structures, trees and open spaces will be supported.

“In the conservation areas there will be presumption in favour of the conservation and

enhancement of the elements that make a positive contribution to the character or

appearance of the conservation area”

“Alterations or extensions to listed buildings or buildings of local heritage interest, or

development proposals on sites within their setting which cause harm to the significance of

the heritage asset will not be supported.”

“Any proposals involving the demolition or loss of important historic fabric from listed buildings

will be refused unless it can be demonstrated that exceptional circumstances exist.”

This local policy varies from national planning policy in that it does not take into account the

degree of harm to heritage assets or allow for the weighing up of the proposals against

public benefits.

8.0 PROPOSED WORKS

8.1 The proposals in relation to this application relate to the following;

Rear Glazed Structure - Removal of the recent glass/ stone structure complete with

polycarbonate roof as this detracts from the historic value of the original building.

Proposed Kitchen - Removal of enclosure to Shower Room in west lean to extension, and

creation of wall opening to form proposed Kitchen.


Door between Dining and Study - Formation of new doorway between Dining and Study.

Hall/ Cloaks - Removal of existing staircase and stud walls forming Bathroom to enable

creation of ground floor cloaks and additional first floor bedroom. The new walls will be

constructed from stud partitions, to ensure the changes are reversible. The staircase is to be

refitted and made good where necessary to be suitable for use.

Bathroom/ Ensuite - At first floor 2 no new doorways would enable access to the proposed

house bathroom and ensuite. These would be formed with stud partitions to ensure the

changes are reversible.

DPC and Plaster - Electro – osmosis DPC system to be installed internally to the damp

affected areas. Areas of plaster to be carefully removed where required allowing for

installation. Electro-osmosis system to be installed by specialist. Affected walls are to be re-

plastered using a natural lime product i.e. NHL 3.5, and a breathable paint finish.

Electrics - Existing dated electrical wiring / installations to be entirely stripped out and

replaced with upgraded electrical wiring and fittings in accordance with current IEE

standards. Affected plaster work to be reinstated with natural lime product (NHL 3.5)

throughout and breathable paint finish.

Plumbing - Existing plumbing system is to be stripped out and replaced with new heating and

upgraded plumbing system and fittings i.e. radiators. Affected plaster work to be reinstated

with natural lime product (NHL 3.5) throughout, with a breathable paint finish.

External Joinery - Existing windows and doors are to be repaired and repainted.

External Walls - The external wall to the front elevation is to have the current paint finish

removed to expose the original stonework, which will then be re-pointed with a lime mortar

and finished with a white wash to match the existing finish.

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o t

he

surr

ou

nd

ing

wa

ll fa

bric

.

X

X

Inst

alla

tio

n o

f e

lec

tro

– o

smo

sis

DP

C w

ith

ass

oc

iate

d r

e-

pla

ste

rin

g w

ork

s.

X

The

exis

tin

g m

od

ern

pla

ste

r w

all

fin

ish

es

are

to b

e r

em

ov

ed

to

allo

w

for

the

in

sta

llatio

n o

f a

n

ele

ctr

o-o

smo

sis

syst

em

in

ord

er

to a

llev

iate

th

e

pro

ble

m o

f d

am

pn

ess

,

som

eth

ing

wh

ich

is

no

t

X

X

Wo

rk t

o b

e c

arr

ied

ou

t

ca

refu

lly t

o e

nsu

re t

ha

t

min

ima

l ha

rm is

ca

use

d

to t

he

his

toric

fa

bric

of

the

bu

ildin

g.

X

X

11

| P

ag

eB

roxu

p H

ou

se, H

old

en

, B

olto

n B

y B

ow

lan

d, La

nc

ash

ire

, B

B7 4

PF

ac

ce

pta

ble

re

ga

rdin

g a

co

mfo

rta

ble

in

tern

al

en

viro

nm

en

t fo

r 2

1st

ce

ntu

ry liv

ing

. T

he

aff

ec

ted

wa

lls a

re t

he

n

to b

e r

e-p

last

ere

d u

sin

g

a s

uita

ble

lim

e p

last

er

mi

to a

llow

th

e w

all

fab

ric

to b

rea

the

, a

s w

ell

as

a

bre

ath

ab

le p

ain

t fin

ish

.

Up

gra

din

g o

f e

lec

tric

al w

irin

g /

in

sta

llatio

n

X

The

exis

tin

g e

lec

tric

al

syst

em

to

th

e p

rop

ert

y is

da

ted

an

d u

nlik

ely

to

be

in a

cc

ord

an

ce

with

cu

rre

nt

ele

ctr

ica

l an

d

wirin

g s

tan

da

rds.

Th

is is

po

ten

tia

lly d

an

ge

rou

s

an

d r

eq

uire

s re

pla

cin

g

with

an

up

gra

de

d

syst

em

in

ac

co

rda

nc

e

with

cu

rre

nt

sta

nd

ard

s

an

d r

eg

ula

tio

ns.

A

ny

pla

ste

r th

at

req

uire

s

rem

ov

al i

s to

be

rep

lac

ed

with

a s

uita

ble

lime

pla

ste

r m

ix t

o a

llow

the

bu

ildin

g f

ab

ric

to

bre

ath

e, a

s w

ell

as

a

bre

ath

ab

le p

ain

t fin

ish

.

X

X

Wo

rk t

o b

e c

arr

ied

ou

t

ca

refu

lly t

o e

nsu

re t

ha

t

min

ima

l ha

rm is

ca

use

d

to t

he

his

toric

fa

bric

of

the

bu

ildin

g.

X

X

X

Up

gra

din

g o

f p

lum

bin

g a

nd

he

atin

g s

yst

em

s.

X

The

exis

tin

g p

lum

bin

g

an

d h

ea

tin

g s

yst

em

s a

re

insu

ffic

ien

t a

s a

me

an

s

of

pro

vid

ing

a

co

mfo

rta

ble

in

tern

al

en

viro

nm

en

t a

nd

req

uire

up

gra

din

g in

ord

er

to p

rov

ide

fo

r

mo

de

rn 2

1st c

en

tury

fam

ily life

style

.

An

y

pla

ste

r th

at

req

uire

s

rem

ov

al i

s to

be

rep

lac

ed

with

a s

uita

ble

lime

pla

ste

r m

ix t

o a

llow

the

bu

ildin

g f

ab

ric

to

bre

ath

e a

s w

ell

as

a

bre

ath

ab

le p

ain

t fin

ish

Ne

w p

ipe

wo

rk f

or

the

ba

thro

om

s is

to

be

co

nc

ea

led

be

low

a

ne

w t

imb

er

flo

or

wh

ich

is

to b

e c

on

stru

cte

d o

ve

r

the

exis

tin

g f

irst

flo

or

so

as

no

t to

ha

rm /

da

ma

ge

th

e h

isto

ric

fab

ric

an

d t

he

refo

re t

he

sig

nific

an

ce

of

the

bu

ildin

g.

The

exis

tin

g

soil

pip

e t

o t

he

re

ar

of

the

pro

pe

rty is

als

o t

o b

e

rep

lac

ed

with

a n

ew

ca

st iro

n p

ipe

.

X

X

Wo

rk t

o b

e c

arr

ied

ou

t

ca

refu

lly t

o e

nsu

re t

ha

t

min

ima

l ha

rm is

ca

use

d

to t

he

his

toric

fa

bric

of

the

bu

ildin

g.

X

X

X

Re

pa

ir a

nd

re

pa

intin

g o

f e

xis

tin

g w

ind

ow

s a

nd

do

ors

X

Exis

tin

g t

imb

er

do

ors

an

d

win

do

ws

are

to

be

rep

aire

d w

he

re r

eq

uire

d

an

d r

ep

ain

ted

as

pa

rt o

f

pre

ve

nta

tiv

e

ma

inte

na

nc

e in

ord

er

to

pre

ve

nt

furt

he

r d

efe

cts

oc

cu

rrin

g t

o t

he

tim

be

r.

X

X

Wo

rk t

o b

e c

arr

ied

ou

t

ca

refu

lly t

o e

nsu

re t

ha

t

min

ima

l ha

rm is

ca

use

d

to t

he

his

toric

fa

bric

of

the

bu

ildin

g.

Pla

nn

ing

co

nd

itio

ns

–

De

tails

/ p

ain

t sa

mp

le t

o

be

su

bm

itte

d t

o L

PA

fo

r

ap

pro

va

l.

X

X

X

X

Exte

rna

l pa

int

fin

ish

to

be

re

mo

ve

d f

rom

th

e f

ron

t

ele

va

tio

n. R

ep

oin

tin

g w

ork

s to

be

ca

rrie

d o

ut

to

ma

son

ry.

Ne

w lim

e w

hite

wa

sh t

o b

e a

pp

lied

to

th

e

fro

nt

ele

va

tio

n.

X

Th

e e

xte

rna

l pa

int

fin

ish

to t

he

fro

nt

ele

va

tio

n is

to b

e c

are

fully

re

mo

ve

d

in o

rde

r to

exp

ose

th

e

sto

ne

wo

rk b

elo

w.

Ple

ase

no

te t

ha

t fr

om

the

19

60’s

ph

oto

gra

ph

s,

the

we

ste

rn le

an

- t

o

wa

s n

ev

er

orig

ina

lly

pa

inte

d t

o t

he

fro

nt

ele

va

tio

n. It

sho

uld

als

o

be

no

ted

th

at

the

fro

nt

ele

va

tio

n o

f B

roxu

p

Co

tta

ge

do

es

no

t

co

nta

in a

pa

int

fin

ish

. It

ha

s e

ith

er

sin

ce

be

en

rem

ov

ed

or

wa

s n

ev

er

pa

inte

d in

th

e f

irst

inst

an

ce

. A

ny a

rea

s o

f

ha

rmfu

l an

d

inc

om

pa

tib

le c

em

en

t

mo

rta

r a

re t

o b

e r

ake

d

ou

t a

nd

re

po

inte

d w

ith

a s

uita

ble

lim

e m

ort

ar

mix

wh

ich

will

allo

w t

he

X

X

Wo

rk t

o b

e c

arr

ied

ou

t

ca

refu

lly t

o e

nsu

re t

ha

t

min

ima

l ha

rm is

ca

use

d

to t

he

his

toric

fa

bric

of

the

bu

ildin

g.

Pla

nn

ing

co

nd

itio

ns

–

spe

cific

atio

n o

f m

ort

ar

mix

to

be

su

bm

itte

d t

o

loc

al a

uth

ority

. M

eth

od

sta

tem

en

ts f

or

the

rem

ov

al o

f th

e p

ain

t,

pro

po

sed

wh

ite

wa

sh a

nd

for

rep

oin

tin

g w

ork

s a

re

to b

e s

ub

mit

ted

fo

r

ap

pro

va

l by t

he

LP

A

X

X

12

| P

ag

eB

roxu

p H

ou

se, H

old

en

, B

olto

n B

y B

ow

lan

d, La

nc

ash

ire

, B

B7 4

PF

bu

ildin

g f

ab

ric

to

bre

ath

e a

s w

ell

as

allo

w

for

min

or

mo

ve

me

nt.

A

bre

ath

ab

le lim

e w

ash

fin

ish

is

to b

e a

pp

lied

on

co

mp

letio

n o

f th

e

rep

oin

tin

g.

It

sho

uld

be

no

ted

th

at

the

exis

tin

g

pa

int

fin

ish

is

in a

po

or

an

d d

eg

rad

ed

co

nd

itio

n a

nd

re

qu

ire

s

rep

air a

s a

re

sult.

Inst

alla

tio

n o

f 2

no

. flu

sh f

ittin

g c

on

serv

atio

n r

oo

f lig

hts

with

ce

ntr

al g

lazi

ng

ba

r to

th

e w

est

le

an

to

exte

nsi

on

roo

f.

X

2 n

um

be

r ro

of

ligh

ts a

re

to b

e in

sta

lled

to

inc

rea

se t

he

na

tura

l lig

ht

to t

he

pro

po

sed

kitc

he

n

an

d u

tilit

y a

rea

. T

his

will

inv

olv

e t

he

re

pla

ce

me

nt

of

1n

o g

lass

slip

wh

ich

will

be

re

pla

ce

d b

y o

ne

of

the

ro

of

ligh

ts,

the

refo

re o

nly

ad

din

g

on

e f

urt

he

r ro

of

ligh

t.

The

ro

of

ligh

ts w

ill b

e

flu

sh f

ittin

g c

on

serv

atio

n

typ

e s

o a

s to

re

du

ce

an

y v

isu

al i

mp

ac

t a

nd

the

refo

re a

ny h

arm

to

the

ae

sth

etic

va

lue

of

the

bu

ildin

g a

nd

its

ov

era

ll si

gn

ific

an

ce

.

The

ro

of

ligh

ts a

re t

o b

e

inst

alle

d a

s p

art

of

ess

en

tia

l ro

ofin

g r

ep

airs.

Ro

of

ligh

ts t

o b

e f

lush

fitt

ing

co

nse

rva

tio

n t

yp

e

with

ce

ntr

al g

lazi

ng

ba

r.

X

X

Wo

rk t

o b

e c

arr

ied

ou

t

ca

refu

lly t

o e

nsu

re t

ha

t

min

ima

l ha

rm is

ca

use

d

to t

he

his

toric

fa

bric

of

the

bu

ildin

g.

X

X

Re

mo

va

l of

bla

ck p

ain

t fin

ish

to

th

e s

ton

e w

ind

ow

an

d

do

or

surr

ou

nd

s.

X

Th

e e

xte

rna

l bla

ck p

ain

t

fin

ish

to

th

e s

ton

e

win

do

w a

nd

do

or

surr

ou

nd

s is

to

be

rem

ov

ed

du

e t

o t

he

ha

rmfu

l im

pa

ct

tha

t th

e

fin

ish

ha

s h

ad

on

th

e

sto

ne

wo

rk w

hic

h h

as

de

gra

de

d a

s a

re

sult,

bu

t w

ill b

e e

nh

an

ce

as

a

resu

lt o

f re

mo

vin

g t

he

pa

int

fin

ish

.

X

X

Me

tho

d s

tate

me

nt

on

pa

intw

ork

re

mo

va

l is

to

be

su

bm

itte

d t

o L

PA

fo

r

ap

pro

va

l.

X

X

Re

loc

atio

n o

f b

ath

roo

m a

nd

cre

atio

n o

f b

ed

roo

m 0

3

X

N

ew

tim

be

r st

ud

s w

ill b

e

inst

alle

d t

o c

rea

te t

he

ne

w b

ath

roo

m a

nd

be

dro

om

3 w

hic

h w

ill b

e

a r

ev

ers

ible

in

terv

en

tio

n.

The

first

flo

or

roo

ms

are

qu

ite

la

rge

an

d p

rov

ide

an

op

po

rtu

nit

y t

o a

llow

for

the

re

loc

atio

n o

f th

e

ba

thro

om

an

d t

he

cre

atio

n o

f a

n

ad

ditio

na

l be

dro

om

as

a r

esu

lt.

Th

e s

ub

div

isio

n

of

the

ro

om

s is

a

rev

ers

ible

in

terv

en

tio

n

an

d c

an

be

re

ve

rse

d a

t

a la

ter

da

te if

req

uire

d.

Ne

w p

ipe

wo

rk f

or

the

ba

thro

om

s is

to

be

co

nc

ea

led

be

low

a

ne

w t

imb

er

flo

or

wh

ich

is

to b

e c

on

stru

cte

d o

ve

r

the

exis

tin

g f

irst

flo

or

so

as

no

t to

ha

rm /

da

ma

ge

th

e h

isto

ric

fab

ric

an

d t

he

refo

re t

he

sig

nific

an

ce

of

the

bu

ildin

g.

The

exis

tin

g

soil

pip

e t

o t

he

re

ar

of

the

pro

pe

rty is

als

o t

o b

e

rep

lac

ed

with

a n

ew

ca

st iro

n p

ipe

.

It s

ho

uld

als

o b

e n

ote

d

tha

t p

rev

iou

s o

cc

up

an

ts

ha

ve

be

en

re

qu

ire

d t

o

sle

ep

with

in w

ha

t is

cu

rre

ntly t

he

ba

thro

om

du

e t

o o

dd

ly s

ize

d

roo

ms

an

d t

he

am

ou

nt

of

exis

tin

g b

ed

roo

ms

no

t

ma

tch

ing

up

with

th

e

larg

e s

ize

of

the

ho

use

.

X

X

Wo

rk t

o b

e c

arr

ied

ou

t

ca

refu

lly t

o e

nsu

re t

ha

t

min

ima

l ha

rm is

ca

use

d

to t

he

his

toric

fa

bric

of

the

bu

ildin

g.

X

X

X


10.0 CONCLUSION

10.1 Broxup House is a 17th century dwelling which is currently not fit for purpose and is unsuitable

for use as a family dwelling. The property is currently in a poor state of repair due to lack of

maintenance as the property has been vacant for approximately 3 years. It should also be

noted that the Broxup House, along with Broxup Cottage, were originally one property which

has since been divided into the properties that exist today. As well as this, the property has

undergone a series of alterations both historic and contemporary. The contemporary

alterations are no longer considered to be fit for the purpose of providing a comfortable

internal environment and layout which is often required to suit modern living and lifestyles.

The proposed application will resolve many of the above issues involving the carrying out of

essential repairs and internal alterations which are required to bring the building a new lease

of life and move it into the next stage of its evolution whilst sustaining its heritage values and

overall significance. This is required in order to sustain the optimum viable use of the

property as a dwelling and therefore the future, long term conservation of the building.


Sunderland Peacock and Associates Ltd.

Hazelmere, Pimlico Road, Clitheroe, Lancashire, BB7 2AG

tel 01200 423 178

email [email protected]

web www.sunderlandpeacock.co.uk

Documents

Historic Analysis v1.03 - Ribble Valley