Proposed Works to 36 Bridge Street, Pershore, Worcs. for Mr M Webb and Miss A Reynolds, October 2010 Design and Access Statement (Including an Historic

Proposed Works to 36 Bridge Street, Pershore, Worcs.for Mr M Webb and Miss A Reynolds, October 2010

Design and Access Statement(Including an Historic Appraisal)

For

Proposed alteration and improvement works,rear extension and conversion of Outbuilding to Ancillary

Accommodationat

36 Bridge Street, Pershore, Worcs.


HISTORIC APPRAISAL

of 36 Bridge Street,

Pershore


IntroductionPershore originated in the Saxon period with the foundation of a monastery in 689. The monastery was re-founded as a Benedictine Abbey in 972. In 1065 Land towards the River Avon, now occupied by Bridge Street and Broad Street, was gifted to Westminster Abbey, along with the right to establish a borough, and this division in land ownership, with the Westminster land being generally better endowed in terms of plot and building sizes, is reflected in the town’s architecture to this very day.

The great period of Pershore's development was in the early Georgian period. It was ideally placed to benefit from the trade generated by the arrival of the canals and improved navigation along the River Severn and the River Avon and its location on the principle route to London.

Early maps of Worcestershire, succinctly illustrate the strategic development of the town:-MAP 1:The earliest maps circa 1600 show no road links only natural features such as rivers, hills and woodsMAP 2:From 1700’s maps begin to show the principle road links. Pershore is shown on one of two roads leading to Worcester from the south east of the countyMAP3:By the late 18th century Pershore is shown as a principle coaching stop on the London RoadMAP4:John Carey’s map of 1814 illustrates the development of both road and water links by the end if the Georgian period. It notes distances between towns and the construction of 3 canals in Worcestershire. Pershore is noted as being 101 miles from London.

MAP1: 1607 William Kip engr. William Hole after Christopher Saxton in Camden's Britannia


Worcestershire Maps

MAP3: Worcestershire. 1786(1763)Thomas Kitchin, originally published in the London Magazine(1763) and reprinted in Boswell's Antiquities of England and Wales(1786)

MAP4: Worcestershire: May 1814 John Cary in Cary's Traveller's Companion

MAP 2: Worcestershire 1742Thomas Badeslade. pub. W. H. Toms in Chorographica Britanniæ


The Development of PershoreThe arrival of the railways signalled the end of the era of river trade and road travel. MAP 5 (1831) illustrates how Pershore was bypassed by the railways east to west and north to south. As a consequence, after this date there was little expansion of the town beyond its established form and the town settled down in its role as a local market town.

Bridge Street and Broad Street, which had established their fashionable credentials in the C18th and early C19th centuries, had been completely developed by this time. However with this change in fortune houses built as single residences were subdivided whilst the ground floors of other properties were converted into shops.

36/38 Bridge Street is typical of the period. Built as a single large residence, three bays wide, three storey in height, with a double pile plan and a timber frame rear wing (remnants of an older property) It had an arched carriage entrance to the left and a side passage to the right giving access to a substantial garden to the rear.

The earliest map available for Pershore which shows individual plots is the1:1250 1st edition OS maps of 1885. This maps indicates that the property was already sub-divided by this time. However subsequent editions of the OS maps in 1904, 1938, 1967 & 1985 show many changes to the use of the site with regard to the erection of outbuildings and the subdivision of the garden plot between Nos 36 and 38.

These changes in in the apportionment of land between Nos 36 and 38 Bridge Street suggest substantial alterations in the function of the house particularly on the ground floor which gives access to the rear of the property.

MAP5: 1831Extract from Illustrated Victorian County Map, first published by Samuel Lewis.


1885 OS Map scale 1:2500 1904 OS Map scale 1:2500


1938 OS Map scale 1:2500 1967 OS Map scale 1:2500


36 Bridge Street: Map Regression using 1:1250 OS Maps1885 OS Map: Indicates an equal division of the house and garden with substantial outbuildings on both premises. The upper part of the garden appears to be orchard with the rear entrance giving access to fields

1904 OS Map: The garden remains equally divided between the split properties, however it indicates that the side passage gave exclusive access to an outbuilding in the garden of No.36 now demolished, whilst the central outbuilding belongs to no 38.

1938 OS Map: Appears to indicate that the rear garden is within a single ownership whilst the outbuilding to No 38 have been rebuilt little change has occurred to the Outbuildings of No 36. This may indicate that the ground floor was used for commercial premises whilst the rest of the property was in single domestic occupancy

1967 OS Map: Whilst this map continues to show division of the property facing the high street it clearly shows that the removal of the dividing wall between the gardens as well as the large outbuilding in what was the garden of No36, the erection of a large greenhouse at the bottom of the garden. These plans substantial change in the use of the property had occurred in the post war era

1985 OS Map:Clearly shows the division of the property as it is now. The majority of the garden is owned by No 36 Bridge Street with a single outbuilding located in the centre of the plot. The flat roofed kitchen extension is also indicated. Some of the outbuildings to the rear of No 38 have been demolished and the garden of no 38 has been curtailed to be a small courtyard to the east of the outbuilding to No 36..

1985 OS Map scale 1:2500


2010 Aerial photograph of Bridge Street

36 Bridge Street Listing Details

Building Details: Details: Building Name: 36 AND 38 LBS Number: 474367Parish: PERSHORE Grade: IIDistrict: WYCHAVON Date Listed: 11/02/1965County: WORCESTERSHIRE Date Delisted: Postcode: WR10 1AT NGR: SO9502945601

LISTING TEXT: 36 Bridge Street, PERSHORETwo houses; ground floor formerly shops, now returned solely to domestic use. Probably 2nd half C18, Partly remodelled 1st half C19, with later alterations. Red brick in Flemish bond with painted ground floor. Plain tile roof with painted brick dogtooth eaves and brick end stacks

EXTERIOR: 3 storeys and cellar; 3-window range. 2nd floor: two 2/2-pane plate glass sashes and one smaller 3/6-pane sash, all with projecting sills and shallow painted gauged brick flat arches.1st floor: canted bay-window on right of 4/4:6/6:4/4 sashes with pitched leaded roof and enriched cornice; two boxed sashes with arches as above, but deeper. Ground floor: two canted bay-windows, of 4/1:6/1:4/1 sashes on left and 4/4:6/6:4/4 horned sashes on right; to left of centre, up 2 stone steps, replacement 6-panel door in wooden architrave with panelled reveal and renewed 6-panel door; on right, 6-panel door with Y-traceried fanlight in wooden architrave with panelled reveals, fluted pilasters with paterae, and open pediment; deep painted brick plinth with cellar grille.

INTERIOR: not inspected


Street Frontage: A development through time

Late C18th, Bridge Street façade derived from an analysis of remaining architectural features, scarred brickwork and a study of contemporary properties in Bridge Street

Bridge Street Façade: Surveyed October 2010


36 Bridge Street: Recent HistoryThe current owners of 36 Bridge Street brought the property in August 2010.

The previous owners had lived there since the 1970’s, during that time they carried out substantial alterations which significantly altered the interior arrangement of the property. These alterations are documented within architectural drawings left within the house and they show three main phases of development

PHASE 1: Prior to 1967 (but after 1938)The front room was used as an office and the house was accessed via the side passage to an Entrance Hall at the rear of the property The living room was located at first floor (as can be evidenced by the first floor bay window). The bathhouse was located to the rear of the property adjacent to the Kitchen. All windows are sash windows including the window to the rear bedroom which cuts the timber frame

The Outbuilding was used as a Tailor’s workshop serving No 38 with windows and doors facing No 38 only

PHASE 2: Prior to 1979 (but after 1967)The existing Kitchen, Bath Outhouse and the Privy's to Nos 36 & 38 were demolished and a new flat roofed extension was built housing a kitchen and WC only. It is assumed that at this time an upstairs bathroom was installed. The office and the covered passage to the entrance hall and garden was unaltered

At this time the Outbuilding (1974?) appears to have changed hands as proposal drawings show windows and doors facing towards to No 38 to be blocked up and new windows facing No 36 to be installed.

PHASE 3: circa 1979Circa 1979 the house was returned to sole domestic use. Substantial and irreversible alterations were made at that time, namely: -• The removal of the passage way wall and the creation of a hallway off Bridge St.• The removal of all chimneys and chimney breasts • The removal of the central stairwell on the ground and first floors and the installation of a new stairs within the rear extension• The opening up of the Breakfast Room and Kitchen to provide an enlarged Kitchen /Dining space•The installation of a new front door in place of the side passage.•The removal of a sash window and door to side passage and the installation of aluminium sliding patio doors to the rear• The installation of a warm air heating system

Plans were also drawn up (but never executed) to convert the Outbuilding into habitable accommodation, although new windows and doors were installed.

PHASE 4: Post 1979After 1979 further modifications were made namely• The installation of an en-suite bathroom to the first floor main bedroom• The installation of an archway linking the front and rear ground floor rooms.•The replacement of all windows (crudely formed sash windows to the Bridge Street façade and casement windows to the rear.

•No further works were carried out to the Outbuildings


36 Bridge Street Map regression using existing construction drawings


CONSERVATION STATEMENTfor

36 Bridge Street, Pershore


Tailor’s Workshop:

View of workshop outbuilding built between 1938 and 1967

Rear view of property:

Showing utilitarian extension, built in 1979 which is proposed to be demolished and replaced.

Front elevation of property to Bridge Street:

The previous chequered history of the property can be read in the original scale and symmetry of the property together with the subsequent shop frontage alterations . Whilst the sub division of the property is noticeable in the differences tin the second floor fenestration

2010 Existing Site Photographs


36 Bridge Street: Conservation Statement and Assessment of SignificanceThe assessment of the significance of 36 Bridge Street is facilitated by tracing its historical development via map regression and primary data sources. However this must be read in conjunction with the physical evidence of the property.

Unfortunately despite its listing in 1965, alterations carried out in 1979 removed almost every architectural feature within the building. Including, but not exclusively: -Walls, floors, stairs, chimney breasts, fireplaces, windows and doors.

In addition, these alterations not only removed features of historic significance, they allowed the introduction of particularly unsympathetic details that detract from the few remaining elements of historical significance, namely, 1. The erection of a flat roofed kitchen extension2. The installation of horned sash windows to the front elevation3. The installation of secondary double glazing4. The installation of standard casement windows and doors to the rear elevation5. The installation of aluminium sliding patio doors to the Dining Room6. The installation of a blown hot air heating system7. The installation of a new stair within the rear extension8.The introduction of an arched opening between the front and rear ground floor rooms9.The removal of the side passage wall and its replacement with a lightweight stud partition

1: Flat roof extension 2:horned sash window

6:Blown air heating Wall and chimney removal Wall and chimney removal 1: Flat roof extension stretcher bond All features removed from Outbuilding

3: Secondary double glazing

7: New stairs4: 1970’s windows4:1970’s doors5: Aluminium patio doors

4: casement windows


36 Bridge Street: Assessment of SignificanceAs a consequence it is more pertinent to note the few features remaining, after such wholesale alterations. Most of these are on the top floor as this was least altered: -EXTERIORGeneral arrangement of street frontage, overall symmetry inc matching ridge chimneys with overlying shop frontage alterations of bay windows and continuous hoodFlemish brickwork with lime pointing (marred by sand cement repairs) and sawtooth dentil courseDouble hung vertical sliding sashes under flat headsSECOND FLOOR• Wide elm boards• Panelling to rear bedroom wall adjacent to stairs• 2 panelled raised and fielded doors including ironmongery• Mahogany handrail to stairs • Staircase from first to second floorsFIRST FLOOR• 1 panelled raised and fielded doors• The bay window provides evidence that the first floor was once a living room with a shop below The sashes are un-horned with lambs tongue mouldings which suggests that the window is late C18th or early C19th however both the sashes and the frame have been badly repaired and may need replacing.• The rear extension has vestiges of a timber frame structure evident on the first floor only. It appears that the ground floor framework has been progressively The front bay although removed to suit internal alterationGROUND FLOORreplaced after 1979 with poor quality joinery, still provides evidence of 36 Bridge Street’s past use as a Shop / Office•1 no. 6 panelled door•Elm boards to front roomBASEMENT• Beams supporting front room floorOUTBUILDING - No remaining architectural features

Saw tooth dentil course / Flemish brickwork

2nd Floor Panelled dividing wall

2nd Floor Elm boards patch repaired with SW

Internal vestiges of timber frame

2 and 6 panelled raised and fielded doors

External vestiges of timber frame


The primary significance of No 36/38 Bridge Street lies in its group value as a late 18th Century Georgian Townhouse. within Bridge Street’s streetscape.

THE EXTERIORThe front façade reveals its chequered history, originally built as a single residence and later in the Victorian period its division into two properties with the use of the ground floor as shops / commercial premises.

The rear of the property again shows the passage of time with a variety of extensions ranging from a pre-Georgian timber frame structure, a tailor’s workshop to a 1970’s kitchen extension. Their value is in the overall story of the property not in any particular surviving architectural feature.• The rear façade is marred by the insertion of poorly made casement windows and the use of sand cement render to the ground floor• Very little of the timber framed structure remains and it is significantly vulnerable to decay, the infill panels are single skin modern common bricks with sand cement pointing, whilst the window circa 1970 replaced a sash window of similar size which cut the oak frame at the level of the wall plate• The Tailor’s Workshop has been completely altered, as it changed hands from the ownership of no 38 to no 36, windows and doors were blocked up and new ones inserted: •The 1970’s extension is poorly constructed of inferior materials, it detracts from the setting of the property and separates the house from the garden. The only significance of this structure is its negative affect in its surroundings• The garden is large and has the atmosphere of a traditional Pershore town garden, part lawn , part orchard and part allotment, its significance is only diminished by its lack of accessibility from the house (both physical and visual)

Conclusion

THE INTERIOR As recorded within the Historic Appraisal, the destruction wrought with the alterations perpetrated in 1979 has left few original architectural features and, with the exception of a few elm boards to the front room absolutely no original architectural features earlier than the mid C20th remain on the ground floor.

More significantly the removal of the side passage, side passage wall and chimney breasts, as well as the ground floor and basement staircases, renders meaningless any reference to past patterns of usage of accommodation.

It would therefore be most appropriate, and in keeping with the history of the building, to address the arrangement of the accommodation to suit current occupants living arrangements, whilst preserving and enhancing wherever possible the remaining historic fabric.

This approach would include the removal of features that detract from the few remaining historic features such as the 1970’s extension, the aluminium patio doors, the UPVC secondary glazing, the pine handrail on metal brackets, replacing them with well made fixtures and fittings detailed to suit the age of the property.

This approach would be in accordance with Wychavon District Councils and English Heritage conservation guidelines and would offer, by recognising and celebrating the few features that remain, a long term viable future for these heritage assets.


Design and Access StatementFor

Proposed alteration and improvement works,rear extension and conversion of Outbuilding to Ancillary

Accommodationat

36 Bridge Street, Pershore, Worcs.


Design ConsiderationsThe design brief from the new owners was to provide a sympathetic restoration of the property, which would preserve and enhance the few remaining architectural features whilst providing comfortable well organised living accommodation.

The following issues were of particular concern: -

FABRIC• Lightweight partition to front room with double swing hinges to be removed or possibly replaced with a more substantial construction.• Aluminium patio doors to dining room• The use of secondary glazing• Modern profiled skirting and architraves (circa 1979)• Design of rear extension • Condition of heating system and its affect on the existing fabric• Lack of thermal insulation• Condition of the remaining vestiges of timber frame to the rear extension

MAINTENANCE ITEMS• Perished brickwork to chimneys • Blocked gutters and downpipes• Sand/ cement repairs to brickwork (Bridge Street façade)• The condition of all windows (through poor construction and lack of maintenance)• Failed sand cement render to ground flood rear elevation (Roman cement above)• The condition of outdoor paving (uneven & trip hazard)

LAYOUT• Lack of aspect towards garden• Location of Kitchen and WC • The lack of a fireplace in the Living room• Lack of a bathroom on the 2nd floor• Poor bathroom layout on first floor (too cramped)• Lack of storage space / coats room• Lack of a Utility room

Existing Location Plan


Existing Floor PlansIn addition the new owners wished to renovate the property to suit their own functional and aesthetic requirements, namely: -

FUNCTIONAL REQUIREMENTS• Replace failing 1970’s windows - with new sash windows with appropriate design including period mouldings (ref windows to No 38 Bridge Street)• Upgrade Kitchen fixtures and fittings• Combine Kitchen with Dining room in the centre of the house thereby allowing a Family room to be located adjacent to the garden•To install a door to the arched opening between the ground floor front and rear rooms• Provide 2nd floor Bathroom• Provide 1st floor Bathroom with Jack and Jill arrangement• Provide a separate Utility room•To provide a Wc and cloak room facility•To provide sympathetic but low energy lighting scheme•To utilise sustainable design features wherever possible• Convert the Outbuildings into annex accommodation for elderly relative

AESTHETIC CONSIDERATIONS• To provide a connectivity between the garden and the living accommodation • To provide out door eating area shared with the annex accommodation in the Outbuildings• To retain and repair elm flooring where patch repair with dissimilar timbers (second floor to have polished boards and rugs)•To alter the opening between the ground floor front and rear rooms to be a more sympathetic proportion to suit a period style property. To repair first floor stair to fit carpet runner (not fitted carpet)•To alter the ground to first floor staircase to be more sympathetic (replace handrails with turned mahogany (timber from a sustainable source coloured to match)• To install floor boards and period style skirting to ground floor rooms (aged oak floating floor)• To install wood burning stove to living room and possibly Kitchen Diner

Design Brief


Existing Elevations


Existing Outbuildings


DESIGN PROPOSAL The Design Proposal was informed by the Historic Appraisal , the Conservation Statement and the Client’s Brief.

It involves the remodelling of the 1970’s extension by the removal of the north and west walls, together with the relocation of the Kitchen into the Dining Room forming a Kitchen / Diner The newly remodelled structure would be slightly extended ( by approximately 900mm and the two walls replaced with a glazed oak framed wall. The existing archway to the front room would be centralised on the bay window for ease of circulation and a pair of doors detailed to suit the period of the house would be installed. The lightweight hall partition would be rebuilt in a more substantial construction thereby re-instating the historic line and doorway of the side passage. In addition a ground floor cloakroom would be located adjacent to the stairwell, which is more convenient and appropriate location for this facility.On the First floor it is proposed to remodel the bathroom to provide a single large bathroom with shower and bath rather than the two small facilities that occupy the same space. It is not proposed to alter the position of walls and doorways but this does involve the complete removal of the exiting facilityOn the second floor it is proposed to install a new bathroom serving both bedroomsThe stud wall would be built off the floor and the waste pipe would run above the floor in boxing, therefore the existing elm boards would be preserved. It is proposed to repair the elm flooring where damaged with matching salvaged materials.

SCALEThe scale of the proposed external alterations are in keeping with the existing structures and should not be visible from adjoining properties.

LOCATIONThe location of the extension is to the rear of the property

Design ProposalAPPEARANCE OF DEVELOPMENTThe choice of matching existing details when replacing perished materials should preserve the historic significance of the property, whilst the use of an oak frame to the proposed Living Room is a contemporary response which makes reference to the vestiges of the existing oak frame and it should enhance the property by the use of quality materials sympathetic to the existing building.

LANDSCAPINGIt is proposed to hard landscape the area adjacent to the house to provide a level access from the lower terrace to the Annex Accommodation, incorporating an outside sitting and dining area

ACCESSAccess is existing from the Broad Street which involve the use of steps. However alterations are proposed to provide level access from the parking area at the rear of the garden to the proposed Annex Accommodation and Family Living Room

LOCAL AUTHORITY CONSULTATIONSThe proposals were discussed with Wychavon DC Conservation Officer. The officer’s comments were taken on board as were the results of the Historic Appraisal.

NEIGHBOURHOOD CONSULTATIONSThe owners have discussed their proposals with their neighbours, no objections were received.

HIGHWAYS AUTHORITYThe development has no affect on the Highway


Proposed Main House Floor Plans / Elevations

Proposed replacement single storey rear extension walls to area toned

Ground Floor Plan

First Floor Plan

Second Floor Plan

Single storey internal demolitions to area as hatched

Proposed replacement rear extension walls (toned)

General improvement works/alteration as toned green.


Proposed Outbuilding Floor Plans / Elevations / Landscaped areas

Proposed extension (toned pink)

Existing structure refurbishment works (toned blue)

Stone and brick Lower Terrace area with water storage tank under

Resin gravel or similar finish on existing concrete to yard and new ramped areas

Gravel permeable finish to Upper Terrace area

Documents

Proposed Works to 36 Bridge Street, Pershore, Worcs. for Mr M Webb and Miss A Reynolds, October 2010 Design and Access Statement (Including an Historic