Property description

The subject structure is a single storey ancillary outbuilding located within the settlement boundary of a rural village and located within an existing residential curtilage. The building had been used utilised by the owners for general storage of motor vehicles, mowers and as workshop space. The structure measures 4.9 metres wide x 23.5 metres in length with an eaves height of 2.6 metres and an overall ridge height of 4.5 metres.

In brief, the structure is best described as having a simple robust vernacular, constructed with random coursed limestone walls and a pitched roof covered with natural slates. The structure forms part of a group of buildings the majority of which are occupied premises under separate ownership. The historic floor plan remains evident although openings to a shared cattle yard have previously been sealed. Features such as timber stalls, feeding trough and saddle racks are not found.

Historic / aesthetic / communal value

The village essentially comprises of historic farmhouses, buildings and cottages nestling in the countryside next to a tributary of the Great River Ouse. Perceptive research into the origins of the site and its structures were conducted to establish their significance and contribution to public value. Historic England Farmsteads Character statements help to identify the character of farmsteads and building types across England and how they relate to their surrounding landscapes.

The nearest profile gave an account of farmsteads found in the locality and summarised as follows:

‘Most farmsteads were rebuilt or extended as large scale courtyard plans in the early 19th century. Regular multi-yards that illustrate piecemeal development being most common within settlements, where houses and structures retain evidence of earlier phases of rebuilding and changes in the rural communities. Smaller manor houses and gentry houses are a distinctive feature.

Pre-1750 farmstead buildings, mostly comprising of barns, are almost wholly confined to settlements. These include barns converted to housing the 19th century, which appear to date from a 17th century phase of rebuilding reflected in many properties, suggesting the development of large farms in that period. Threshing barns and large scale combination barns with stables, cart sheds and granaries, linked to cattle yards with shelter sheds and loose boxes for fatstock are a feature of 19th century farmsteads.

Coherent traditional farmstead groups are rare, particularly in settlements where 16th and 17th century buildings (surviving in whole or part) relate to the development of larger farms over this period. Major constructional materials are red brick and Oolitic limestone. Roofs are plain tile, pantiles, and Welsh slate, with some surviving thatch.’

Evidential value

The heritage listing references only those details of the principal thatched barn, but by virtue of inclusion on the statutory list the barn and its connected component structures are deemed of national significance, which is further augmented by the inclusion of all the buildings in the village conservation area. Historical research indicates the subject building actually consists of several linked subsidiary structures including a stable, open fronted cart shed, store and garage. Historical maps indicate the buildings existing in 1842 and a date stone in a gable end of the main thatched barn is inscribed 'W.K' 1822.'

Proposals

Given that the majority of the group of structures are now occupied premises under separate ownership, previously agreed schemes for the remainder have made their continued use problematic. And it could be said the contribution they make to the significance of the place and setting is somewhat eroded by maintaining their status quo.

On this basis our proposals were presented to demonstrate not only a viable use which is sympathetic but one that would enhance the value of contribution to the place and setting. The proposals would secure an optimum viable and productive use of a heritage asset in support of its long term conservation that will best sustain its heritage values. The proposals raise the profile of the structure and revivify a connected component associated with the statutorily listed barn to the benefit of the occupied premises and the conservation area.

Guidance consulted when approaching the design

• LPA / Conservation Officer
• Historic England Publications
• NPPF 2021
• Historic Environment Records (HER)

Discoveries that caused the initial design to be revised

An earlier scheme was considered to cumulatively alter the simple vernacular and robust form of the original barn by virtue of the alterations to the historic fabric, and the inclusion of modern features, that whilst high quality in design, are not considered to be sympathetic to the character of the original barn.