Design & Access Statement Rev A - Scale Gill Foot Cottage. )pacsplanning.yorkshiredales.org.uk/Dent...
Transcript of Design & Access Statement Rev A - Scale Gill Foot Cottage. )pacsplanning.yorkshiredales.org.uk/Dent...
P AUL CR OSBY A R C HI T E C T
P A U L C R O S B Y A R C H I T E C T · 5 W E S T G R O V E · K EN D A L · C U M B R I A · L A 9 4 P N
T E L / F A X : 0 1 5 3 9 7 2 4 7 4 5 · E M AI L : m a i l @ p a u l c ro s b y . c o m · w w w . p a u l c ro s b y . c o m
ARCHITECTURAL ASSESSMENT,
DESIGN AND ACCESS STATEMENT
& JUSTIFICATION
for
SCALE GILL FOOT COTTAGE
REPAIRS AND RESTORATION TO PROVIDE
SINGLE DWELLING ACCOMMODATION
Prepared for
Mr Peter Whitehead
Revision A – April 2008
Scale Gill Foot, Cowgill Page 2 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
INTRO DUCTIO N
This document has been produced to describe the restoration of the dilapidated and neglected Scale Gill Foot Cottage as a four-bedroom dwelling. This property once refurbished will provide a single
dwelling. This document aims to justify the repairs and alterations necessary for Scale Gill Foot
Cottage to return its former use as a house.
Furthermore my client wishes to refurbish Scale Gill Foot Cottage by removing the inappropriate materials used by the previous owners and repair it with materials homogeneous to the original fabric.
The proposal is to provide a sympathetic refurbishment and alteration of the house as discussed with
the Yorkshire Dales National Park Authority (YDNPA) Planning Officer Andrea Burden and Mark
Stevenson the conservation officer. This proposal will provide a renewed use for the accommodation and with minimal intervention on the internal layout and considerable improvement to the external
interpretation. In providing the much needed new lease of life and retaining the original purpose of the
building my client will secure the listed structures future maintenance whilst keeping the impact on the
existing fabric to an absolute minimum with no need for extension.
Discussions have been progressing on the development of Scale Gill Foot Cottage and this report is an
extension of these discussions.
Page
The purpose of this report is as follows:
To exam the architectural quality and importance of Scale Gill Cottage 3
To clarify the proposals for its return to a dwelling with a method statement 6
to illustrate how, and a justification to say why, alterations are be carried out.
To consider renewable energy, materials and building control requirements. 9
This document is to be read in conjunction with architect's drawings:
Existing: 098/03/01 (plans) Proposed: 098/04/01 (plans)
098/03/02 (elevations) 098/04/02 (elevations)
Scale Gill Foot, Cowgill Page 3 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N
T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
1. Building Status:
1.1. Scale Gill Foot Cottage is a grade II listed building. It is also adjacent the Grade II listed Dee
Side House and Coach House.
1.2. The building was previously part converted to accommodate groups of students. The
conversion was never completed. It did not have listed building consent and as a result much of the work is either inappropriate or damaging to the original layout and fabric of the cottage.
The building has fallen into disrepair and is now poor condition through neglect.
1.3. It is clear from examination that the building still holds special architectural merit worthy of
repair and restoration to return it to a dwelling. This document is not meant to be an exhaustive architectural evaluation of the building and its historical context but to give significance where
relevant to the presently proposed works.
2. Social History of the Dee Side Settlement:
2.1. The area gets its first mention in the Lonsdale Deanery probate files, which mention ‘the
Scale’ at Cawgill in a will of 1618. This is the earliest mention of the buildings in the Scale
Gill Foot area and almost certainly refers to the cottage at Dee Side.
2.2. Here is a summary of the history of Scale Gill Foot Cottage in the context of the Dee Side settlement as compiled by local historian David Boulton;
1824 Scalegillfoot farm bought by Robert Elam
1825 Abstract of 1834 referring back to 1825 describes the property as “messuage, farm and
tenement at Warescale otherwise Scalegillfoot consisting of...dwellinghouse with the
barns, stables, turf house and other buildings... [and] the site of another messuage, cottage or dwelling house then fallen down and in a decayed state”.
1827 Inherited by son John Elam
1836 First reference I've found to “John Elam Esq of Dee Side”
1840 Electoral register has “John Elam Esq of Duside” - obviously a mistake
1841 Census has 2 households at Scalegillfoot and another house “uninhabited”. Dee Side not mentioned by name.
1844 Dent Marble Works order book has “John Elam Esq of Dee Cottage”
1847 Elam sells Scalegillfoot and Dee Side to William Thompson of Underley Hall.
Thompson's daughter is married to Earl of Bective.
1851 Census lists Rev Matthews and family tenants of “Dee Cottage” 1853 Thompson buys the Dee Side “ grouse moor” - large tract of Whernside
1854 Thompson dies, Dee Side passes to his grandson Lord Kenlis, who inherits the Bective
earldom in 1870
1861 Census: Matthews still tenant. Nells Garth first recorded as “Sportsmans Inn”
1871 Census has “housekeeper to Lord Bective” at Dee Side. Also first mention of “new gamekeeper's lodge” (Mount Pleasant?)
1881 Census has Lord Bective’s “gardener/domestic servant”, wife and “general servant” in
occupation
1891 Dee Side listed as “uninhabited”
1901 Census has “Dee Side Shooting Lodge”, occupants “Away on census night”
ARCHITECTURAL ASSESSMENT:
Scale Gill Foot, Cowgill Page 4 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
3. Description of the Condition of Scale Gill Foot Cottage:
3.1. Scale Gill Cottage is in a derelict condition after being partially converted from a dwelling
house to a hostel for use by student groups. This work was not given consent and has been
done in an unsympathetic approach using inappropriate materials. The original building is constructed entirely from local limestone with a stone slate roof. The external walls have a
slurry pointing covering the stones with a thin layer that has been limewashed and then painted.
The stonework around the flue to the eastern gable is deteriorating, possibly due to the heat
emanating from the flue and to some extent the impervious nature of the external paint.
3.2. The remains of two of the earlier stone double chamfered mullioned windows can be seen at
ground floor which would have light the fire room and parlour of the earlier house form. Both
would have been three light windows as can be seen from the remaining head stones. The
height of the windows can be judged from the two remaining jambs and part of the cill to the
fire room window. The fire room may also have had a smaller window to the left of this closer to the position of the suggested smoke hood chimney acting as a fire window.
3.3. The southern ground floor room identified in the existing plans as ‘store’ would almost
certainly have been a separate byre with hayloft above possibly added at a later dater. The
suggestion for this being an extension are the change in the large foundation stones, the door now a window being at the return line of what might have been the external wall and the corbel
stones in the roof space that are normally on the external gable wall. This is not categorical and
it may be that the byre and hayloft might have been built as one with the house, but the plan
form suggests it encompassing the western end of the house. Either way these areas would not
have been connected to the house as they are now.
3.4. The extension to the western end is later, possibly at the same date as the catslide and appears
to have originally been intended for agricultural purposes with a wide entrance and a small
hayloft style high level door plus a rear external entrance store.
3.5. The catslide to the rear of the property appears to be later perhaps 19
th century as an expansion
of domestic space to improve facilities and comfort.
3.6. One simpler stone chamfered mullioned window remains at first floor.
3.7. The other windows are later alterations and now all have modern timber faux sash windows.
3.8. The roof covering is stone slate to all slopes. This is in poor condition and it appears water has
been coming in over the south west slopes and around the middle chimney.
Ground Floor:
3.9. All original plaster has been removed from the earlier part of the house and a hard cementitious
plaster applied on the chimney wall of the south west ‘store’ room. The rest of the ‘store’, the
living room, parlour and the central passage have exposed rubble stonework that has been re-
pointed with an extremely hard cement mix. The rear north west rooms under the catslide have a modern gypsum based plaster. All rooms have concrete floors but the ‘bedroom’/parlour is
covered in red and black tiles, possibly Edwardian, that match tiles in the utility rooms of Dee
Side House.
Scale Gill Foot, Cowgill Page 5 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N
T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
First Floor: 3.10. There is at present no stair to access the first floor. Access is only possible through the high
door at the western end.
3.11. The first floor rooms still have the original lime plaster, but where repairs have been
undertaken this has been replaced by gypsum based plaster or sand and cement. The partitions
that have been constructed are constructed from treated timber stud work with plasterboard covering.
3.12. Timber floors have been retained, but are later and are supported on sawn joists placed over the
original beams to the ground floor ceiling. The sawn joist do appear to have had a lathe &
plaster ceiling fitted as can be seen from the regular plaster staining pattern to them.
3.13. Part of the stone wall above the passage has been removed and the resulting widening of the
original opening has been lintelled with steel that is now deteriorating. There is blockwork
above this that is supporting the purlins and roof structure.
3.14. The middle chimney has corbels exposed in the roof space that suggest a cantilevered chimney, now removed, that might have taken an earlier smoke hood.
3.15. The main bedroom has a blackened central rough hewn truss, no king post but sawn timber
bracing. This truss has clearly been moved from the bearing stones that still project from the
walls approximately a foot below and to the north of its present position. This does not appear to be part of the present alterations as there is no sign of cementitious repairs around its new
position. It would appear that this was done at some previous time to raise the ceilings in the
upper rooms.
4. SUMMARY O F CO NDITIO N:
4.1. The Cottage although once a building of modest importance has been neglected and
inappropriate alterations have damaged its integrity.
a. The cementitious render/plaster is aggressive and wholly unsuitable to this property.
b. The cement floors are in poor condition but do not have damp proof membranes. c. The rear roof needs complete repair.
d. Some stones, especially around the flue to the eastern gable are deteriorating.
4.2. The building although stripped of any vestiges of its past and its use as accommodation still retains the internal layout that has evolved over the years. Each subsequent addition little
altered although the separate elements have been connected with later openings. Unfortunately
however the introduction of modern lightweight partitions, stripping of plasterwork, altering
ceilings and insertion of modern windows has lost a great deal of the buildings character.
Scale Gill Foot, Cowgill Page 6 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
5. The works to be undertaken have been described in the list below with relevant justification for their inclusion in the application for planning permission and also listed building consent by
fact of being a curtilage structure. They are in no particular order:
EXTERNAL ARRANGEMENTS
5.1. New sanitary, sewerage. The existing treatment plant situated to the north of the house may be replaced by a new bio-disc klargester style septic tank if the existing is found to be unsuitable
to accommodate the requirements of the house. If replaced then the new klargester will be sited
in the existing position.
5.2. The existing external plastic soil pipes will be removed and all new plumbing and soil pipes for all the new bathrooms/shower rooms will be fitted internally before going underground via new
drain runs to new bio-disc.
Justification: - The existing treatment plant would be removed if found unsuitable for the
house requirements. Existing soil pipes will be removed from the external walls of the building to reduce the impact of the refurbishment and keep the gable elevation clean of services.
5.3. New Water Supply. The water for Scale Gill Foot Cottage will be taken from the existing Dee
Side House supply. This will be stored in a sedimentation tank placed on the higher ground to
the west of the cottage behind the existing shed away from site. This will then be filtered for domestic use.
Justification: - The house is not near mains supply and Dee Side House already has a good
source of water. The sedimentation tank will act as a storage tank sufficient to cover low flow
periods.
5.4. New Fuel store. The house will be heated by oil fired boiler assisted by geo-thermal closed
loop ground source heat pump. The geo-thermal coils will be placed within the garden area
and/or re-using an existing defunct bore hole. The new oil storage tank will be at least 1800mm
from the building and 760mm from the boundary incorporating secondary containment on a fireproof base.
Justification: - The existing fuel tank is not fit for purpose. It will be replaced with a suitable
bunded tank.
5.5. Surface water drainage arrangements. All external guttering taking water from roofs will be
replaced with cast iron. This will have shoes discharging to new earthenware gulleys; there are
no existing gulleys. New drains will connect this to the existing Scale Gill.
Justification: - The existing white plastic gutters poorly painted black are inappropriate. They drain to ground adjacent to the building which introduces high levels of moisture in to the
walls at this position.
5.6. Ground water adjacent to the rear (North West) portion of the building and the return gables
will be directed away from the building using perforated land drains adjacent to the rear wall. These drains will be placed within trenches filled with hardcore and gravel and lined with
terram or other geo-textile material to avoid silt build up. The drains will be not lower than the
METHOD STATEMENT FOR PROPOSALS:
Scale Gill Foot, Cowgill Page 7 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N
T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
existing foundations to avoid new subsidence due to over drying and resultant shrinkage of
ground around the building. These will flow to Scale Gill.
Justification: - Land drains are desperately need to stabilise the fluctuating water table local
to the rear section of the building as water flows of the hillside. This action will reduce damp
issues in the rear walls and the ground floor generally.
New Greenhouse. My client is keen to grow his own vegetables where possible and to that end
wishes to erect a 3350x4300mm (Area: 14m2, Volume: 30m
3) painted traditional timber green
house within the garden to the north west of the house.
Justification: - To increase vegetable production and variety. The structure will be traditional in style and material and of a size and position so as not to be overbearing on the house and
the adjacent coach house.
5.7. External wall finish. We will brush back existing finish to sound substrate, repair stones at
flue on northeast gable using mortar, and limewash.
Justification: - The deteriorating stonework is due to constant heating and cooling combined
with freeze thaw off the surface. The plastic lime mortar repair will consolidate the stonework.
The lime wash will consolidate the surface and at the flue act as a sacrificial surface to stop
freeze thaw on the heated flue stones.
GROUND FLOOR
5.8. Passage way. The present passageway will be used for the new timber staircase. The space under the stair will be used as a w.c./shower room accessed via a new opening through to the
adjacent ground floor bedroom.
Justification: - Most likely place for earlier staircase. Toilet cum shower room can be formed
with a single doorway break through the passage rubble wall to the ground floor room. This will not affect the proportions of the existing rooms whilst providing facilities.
5.9. Dining Room. The concrete floor is to be removed and an insulated limecrete floor
incorporating under floor heating laid. The present fire surround is to be removed back to the
earlier opening and a traditional range inserted that will have a back boiler. The walls will not be raked to remove the cement pointing but they will be re-plastered with a lime mortar. The
missing ceiling will be refitted with plasterboard and skim.
5.10. Bedroom No.1. The concrete floor is to be removed and an insulated limecrete floor
incorporating under floor heating laid. The walls will not be raked to remove the cement pointing but they will be re-plastered with a lime mortar. The missing ceiling will be refitted
with plasterboard and skim.
5.11. Study. The concrete floor is to be removed and an insulated limecrete floor incorporating
under floor heating laid. Only the west ‘retaining’ wall will be raked to remove the cement pointing. The firewall will also have its cement based even plaster removed. They will be re-
plastered with a lime mortar. The missing ceiling will be refitted with plasterboard and skim.
Scale Gill Foot, Cowgill Page 8 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
Justification: - The concrete floor is in poor condition and doesn’t have any insulation. The
present fireplace in the dining room is very recent and at odds with the buildings architectural language. The exposed stone walls are out of keeping, and would always have been plastered,
but we are not going to remove all of the cement pointing as the act of doing this will damage
the stone unnecessarily. Where we are it is because the wall especially needs to breathe. The
cement pointing generally appears not to be affecting the stonework. The ceilings have been
removed and the upper floor joists altered in all cases, we feel the ceiling do not therefore require a lathe & plaster replacement.
5.12. Kitchen, Utility, Bathroom & Store. Remove plasterboard ceiling and open to the roofline in
the kitchen. Utility to retain ceiling. New bathroom and store to be formed within existing
spare room
Justifications: – This is an attempt to re-use these much altered rooms for services with
minimal alteration to the earlier section of the house.
FIRST FLOOR 5.13. Bedroom No.2. Partitions will be removed from the part finished toilets and a bedroom with
shower room created using treated timber studwork with plasterboard and skim finish. The
missing ceiling will be replaced with plasterboard and skim. The connecting opening to the
main room is to be closed off and a store formed. Where the walls have been given a cement or
gypsum based plaster finish this will be replaced with a lime based plaster.
Justifications: – This room has been much altered. We will repair where partially lost and fit
new where missing.
5.14. Living Room. We will complete the removal of the new plasterboard ceiling to this room and fit a new plasterboard ceiling directly under the roof. The purlins will still be exposed. The
truss will be cleaned of the black stain/paint and finished with beeswax. Where the walls have
been given a cement or gypsum based plaster finish this will be replaced with a lime based
plaster. The widened opening next to the stairs will be made good and the wall returned to
provide a barrier to the stair well. This studwork will include high level glazing to give secondary light to the stair well
Justifications: – Although there is evidence of a ceiling in this room, there has been a lot of
alteration including the moving of the truss. We want to include the truss within the room
rather than replace the damaged plasterboard. The cement/gypsum plaster is not in keeping with the existing.
5.15. Bedroom No. 3. This room will simply be given studwork to allow it to form a separate
bedroom.
5.16. Bathroom. The present empty room with damaged modern ceiling will be divided to provide a
general bathroom for the upper rooms.
5.17. Bedroom No.4. The present empty room with damaged modern ceiling will be repaired to
provide a bedroom.
5.18. Store. The store will be used to accommodate an emergency generator.
Scale Gill Foot, Cowgill Page 9 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N
T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
ROOF
5.19. We will be reproofing the entire building and taking the opportunity to insert a geo-textile membrane over and insulation between the rafters. Insulation will also be fixed below rafters.
Justifications: – The stone slate roof covering is in poor condition and needs urgent attention.
It would be sensible to insert a membrane and insulation at this point.
RENEWABLE ENERGY
6. Ground Source Heat Pump to be laid in the ground between to the rear of the cottage. It will
be used to heat under floor heating to all ground floor rooms.
MATERIALS 7. New plaster, bedding, pointing
7.1. All new mortar/plaster used for repairs to existing damaged internal plasterwork and for new
plasterwork within the original house will be three coat lime plasters using a fat lime. All
mortar for bedding and building up of walls will be done using a moderately hydraulic lime (NHL 3.5) mixed with local coarse sharp aggregate to a proportion of between 1:2 and 1:3. The
mortar will be given trials to find a suitable match to existing in strength, colour, and size
grading and finished texture.
7.2. New partition walls will be constructed in treated softwood and fitted with insulation and plasterboard.
Justification - The existing structure has been constructed and covered with lime-based
mortars and plasters so where we are repairing we will be use like for like. The use of
traditional mortars and plasters will allow the walls to behave and breathe as they have always done.
BUILDING CONTROL CONSIDERATIONS
8. South Lakeland District Council are being consulted as to the degree of necessary compliance
with current building regulations. a. All new plumbing work to comply with current standards.
b. All new bathrooms will be fitted with necessary extract fans to provide sufficient air
changes.
c. All electrical work to comply with current NICEIC standards.
SUMMARY 9. The building has always been used for domestic accommodation and will return to this after
only a short break. The change of use is a technical issue which will have no physical impact
on the building.
9.1. The physical alterations to the existing fabric are minimal and the repairs have been necessitated through previous neglect.
9.2. In doing this work we can provide a realistic use for the building, which will deliver it from
dereliction, guarantee is maintenance for the future and provide a single dwelling.
Scale Gill Foot, Cowgill Page 10 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
PHOTOGRAPHIC RECORD
NORTH EAST GABLE SHOWING EXTERNAL SOIL PIPE
NORTH WEST (REAR) ELEVATION SHOWING POOR ROOF COVER CONDITION
Scale Gill Foot, Cowgill Page 11 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N
T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
PART REMOVAL OF CEMENT POINTING (DARK AREAS)
INTERNAL JOINT SHOWING LINE OF EARLIER WINDOW, TO BE POSITION OF INTENDED NEW ‘FIRE WINDOW’
Scale Gill Foot, Cowgill Page 12 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
SOUTHEAST (FRONT) ELEVATION. EARLIER WINDOWS CAN BE SEEN OVER MODERN CASEMENT ‘SASHES’
DINING ROOM WINDOW DETAIL. HEAD, JAMBS AND PART OF CILL TO BE USED FOR REBUILD TEMPLATES
Scale Gill Foot, Cowgill Page 13 Revision A - April 08 Justification & Method Statement
P A U L C R O S B Y A R C H I T E C T · 5 WE S T G R O V E · K E N DA L · C UM B R I A · L A 9 4 P N
T E L/ FA X : 0 1 5 3 9 7 2 4 7 4 5 · E M A I L : ma i l @p a ul c ro s b y . c o m · ww w . p a ul c ro s b y . c o m
ALTERED POSITION OF TRUSS. MODERN CEILING STRUCTURE
ORIGINAL STONE CHAMFERED WINDOW WITH SQUINTED REVEALS.