Property description

The subject building is a grade II listed house constructed circa 1689 with mid to late 19^th and 20^th century extensions and alterations. The structural form of the building is not easy to describe as it has been altered and extended many times, but in general comprises of a main north-south 2 storey structure (including habitable attic and cellar), with an adjoining east-west wing behind.

The principal high street elevation is constructed of red brick with large 3x4 vertical sash windows with rubbed brick flat arches set between brick pilasters with a central panelled entrance door with eared surround and moulded canopy on cut modillion brackets. At roof level a plain tile covered hipped roof with two small roof dormer windows is partially hidden behind a parapet with cornice. The north elevation with a less decorative appearance overlooks publicly owned gardens that lead down to the river. The south elevation is two storeys high with 3x2 vertical sash windows and a rendered appearance.

Accommodation comprises of two public bars areas at ground floor with  function rooms and offices at first floor. Notable features include panelled rooms with cornice and moulded fireplaces. In addition, there are cellars and rooms within the roof structure. Immediately to the east is No3 known as the ‘Old fire station’ and now a private residence.

Historic / aesthetic / communal value

The property is located in the oldest part of the town set on a promontory high above the river. The poised outward late Georgian / early Victorian appearance of the building survives well and makes a strong contribution to establishing the prevailing character of the town.

The building forms an important foreground setting to the Grade I listed Church. The building is thus a key component to one of the most memorable views and important collections of historic buildings within the borough. The property is thus deemed to be of significance at national level by virtue of being grade II listed, with its interests further augmented through inclusion in the conservation area.

Evidential value

Originally built as a large residence, over time the property has been used as a private school, the county branch library, a doctors surgery and by the Royal British Legion as a club and community asset. The property therefore has a strong connection with the local community and its history.

Proposals

The project can be best described as an ongoing programme of essential repairs to a historic building leased by a Community Investment Company for social events and enterprise. In early 2019 a local structural engineering company were asked to prepare an initial  report on the condition of the property prior to a change of leasehold ownership. With a few notable exceptions the overall condition of the structure seemed to be fair to good considering the age and usage over the past 300 years but identified four key elements that could cause long term  expensive problems.

1. Structural damage to the building frontage above a protruding bay window
2. Roof, gutters, and 2^nd floor ceilings
3. Damage to 7no chimneys
4. Flood damage to cellars

Repairs to front bay

After further investigation of masonry cracking and deflection of the Bessemer beam to the front elevation repairs were carried out in September 2020. Visual damage and distortion of the front elevation, as seen in the photographs, was identified as being caused by inadequate structural support above the protruding bay. Previous repairs using timber were considered inadequate and quite radical strengthening was required.

Whilst the works were intrusive the local planning authority were satisfied that the nature of the repairs were a justifiable response to the structural failings in need of resolving at a point where the building was due to transfer ownership. Whilst not ideal the intervention would prevent further decline and allow further ongoing viable use. A degree of superficial fabric and cosmetic harm would be inevitable but offset by the benefit of resolving the issue of ongoing movement in the building and the risks to the buildings viable future associated with that. A sump pump was installed in the cellars at this time in order to control flooding and permit further investigation work.

Repairs to chimney

In June 2021 large pieces of masonry and render started to become detached from the south façade and made traffic passing along the street unsafe. A temporary road closure was granted to erect protective scaffolding. The structural engineer was notified by the contractor and a return site visit was carried out. Perhaps 50% of the soft brick exposed was structurally intact, with 30% powdering to the touch, and a further 20% loose.

Whilst not in imminent danger of collapse the slight lean of the chimney stack and exposure to severe weather were going to be virtually impossible to safely repair or locally rebuild without causing instability to the masonry supporting the heavy stack. Given the unknown nature of the inner chimney structure it was reluctantly decided that the safest way to prevent further risk of injury or death and damage to the property was to carefully remove and rebuild the chimney from an agreed point below the eaves level.

Removal of exterior render

Following correspondence with the conservation officer the chimney was safely removed and a further site meeting held to examine the masonry immediately below the demolished chimney to assess the suitability of the stone and brickwork to adequately support the new rebuilt chimney over. Cracking observed within the exterior render extended deep into the soft red brick wall below and into the head of the stonework. It was agreed to remove the non-permeable exterior render to address problems with the limestone substrate. This extended to the front parapet where it abuts the chimney and capping stones were found to be unsecured.

Repairs to dormer window

A visual inspection of the property at roof level indicated significant signs of material deterioration and missing glass panes in the dormer that allowed infestation of the roof attic by nesting birds and possibly bats. An ecological survey was advised and deep cleaning commenced by an approved waste contractor. Detailed record drawings were prepared in order to maintain the appearance.

Guidance consulted when approaching the retrofit design

LPA / Conservation Officer

Historic England Publications: 2, 3, 7,12

NPPF 2021

Discoveries that caused the initial design to be revised

Identified structural failings and the sense of urgency arising from a change of ownership. Time considerations to resolve matters quickly as a consequence of the temporary road closure and impending cost and inconvenience to the locality. Removal of the loose exterior render revealed deep lying cracking within the brick and stone wall giving some cause for concern to support the chimney at high level due to load spread through the structure. It was agreed with the conservation officer that these areas should be rebuilt to the same geometry using reclaimed material.

Detailed record drawing of damage to main chimney

Brickwork damage included sulphate attack, a minor lean to the north, slaking and disintegration of mortar joints causing instability. Lead sheet abutment flashings and chimney pots / flaunching were either damaged or missing thus permitted further ingress of rain. Upper shaft reconstructed of imperial sized reclaimed brick. Dimensions and appearance chosen carefully to match existing. Chimney non operational and suitable for ventilation purposes only. Missing clay chimney pots and flaunching reinstated with mesh laid across flue shaft to prevent ingress from rodents / birds.

Brickwork laid in NHL 3.5 hydraulic lime mortar with profile to match existing. Natural limestone retained where possible and re-built from firm structurally sound substrate using material of same quality. Exposed decayed timbers removed.

Detailed record drawing of damage to dormer window

Rolled lead sheet fixed with clout nails to timber lay boards. Edges unclipped. Roof laid to slight fall towards main roof slope. Dormer cheeks formed from timber studs and lined externally with timber boards with rolled lead sheet fixed with clout nails. Inside of dormer finished with lime plaster on timber laths. Outward opening side hung flush sash casement window with glazing bars. Single glazed panes fixed with glazing putty. Opening casement fitted with brass butt hinges. Steel angle pieces screwed to face of opening sash not original.