Property description
The dwelling is a converted agricultural structure and constructed of red brick with a pitched roof covered with slate tiles. The existing character is a simple structure, with a two storey section and a single storey section joined together to form an L shape and enclosed by a low boundary wall which creates a yard area.
Measuring 6.1 metres wide x 14 metres in length and divided into 4 bays, the principal structure is two storeys high with large openings opposite each other in the main elevations with depressed three pointed arched heads. The single storey element is similarly divided into 4 bays with a right angled return joining on to the gable end of the other. The dwelling is surrounded on all sides by open fields and has no immediate neighbours. Adapted to residential use after farming activity ceased, (exact date unknown) the structures are not listed but considered a non-designated heritage asset. Accommodation consists of four bedrooms, two reception rooms, entrance hall and kitchen / dining space.
Our appointment came about after receiving a refusal to their own planning application that proposed developing the existing buildings. Previous pre-application discussions determined that there was limited capacity for large scale extensions. Any alteration or addition to the actual structure would be out of character and result in an almost complete loss of historical architectural form. There would also be an unacceptable impact on the open nature of the rural landscape and the benefits would be purely private.
Historic / aesthetic / communal value
The built forms are in keeping with that of a later 19th century out farm consisting of threshing barn and attached subsidiary structures (cart store or feeding shed). Despite their conversion to residential use, the layout, spatial relationship, and plan form of the site has remained largely unaltered since at least the mid-late nineteenth century as evidenced by historic maps. The domesticated interior is completely devoid of historic features such as stalls, feeding trough or saddle racks. There were no visible signs of ritual or tally marks scratched into walls and timbers and no evidence of historic floor finishes. Furthermore, it was evident that the roof structure and covering was not original.
The name is common and derived from the Old English ‘heorde-wic,’ meaning the ‘herd farm – that part of the farm devoted to livestock as opposed to barton, or arable.’ Research of Historic Environment Records (HERS) indicates the nearest record listing as being that of a Manor farm house in the village. Research of Historic England Farmsteads Character statements help identify the historic character of farmstead and building types across England and how they relate to their surrounding landscapes. Character Area 89. Northamptonshire Vales is the nearest profile.
Evidential value
The buildings are a physical testament to the agricultural activities and land use of the area and is illustrative of the local style of agricultural / utilitarian farm buildings of the time. They are the only surviving buildings on the site and provide an understanding of the past land use and activity. Whilst not listed they are considered a non-designated heritage asset due to their architectural interest as a good example of a compact, isolated field barn complex.
Isolated farmsteads relate to the piecemeal enclosure of medieval open fields, and to the abandonment or shrinkage into single or grouped farmsteads. Many isolated farmsteads were established after the enclosure of open fields and commons, and the further reorganization of farmland into larger holdings with enlarged fields and straight field boundaries.
Proposals
The design solution provided came from the experience and knowledge of working on similar projects. Most farm holdings were rebuilt or extended as large scale loose and regular courtyard plans and illustrate successive phases of development and an increased emphasis on arable production. Threshing barns and combination barns with stables, cart sheds and granaries, linked to cattle yard with shelter sheds and loose boxes for fat stock are a feature.
From a historical perspective it is quite surprising that with the passage of time the courtyard has not been developed with other subsidiary structures . Yet there is compelling evidence to suggest the nature of this proposal could be justified. If the proposals were carried out in a commensurate manner with some careful detailing, adopting traditional building techniques and materials, they could respond and integrate well and enhance the setting and heritage significance. In addition, the proposals would present no long term consequences that would prejudice options for future generations and are capable of being reversed.
The design was carefully developed to complement and enhance the existing structures, with particular attention to matching materials, roof form, and the scale and proportion of windows and doors. The extension did not try to copy the existing structures but provides symmetry to the property by partly enclosing the historic farm courtyard. Regarding the kitchen alterations, no new openings were introduced. Existing ones were repurposed wherever possible to preserve the simple, robust vernacular and avoid compromising the original character of the building.
On this basis the planning authority considered the resubmission to be well designed and leave the existing parts of the property largely intact with only minor changes proposed that would not unacceptably impact upon the special interest of the non-designated heritage asset.
Guidance consulted when approaching the retrofit design
LPA / Conservation Officer
Historic England Publications: 2, 3, 7,12
NPPF 2021
Historic England Farmsteads Character statements 89
Historic Environment Records (HER)
Discoveries that caused the initial design to be revised
The application followed the refusal of a larger scheme by the clients that proposed a wrap-around single storey extension with two reasons for refusal, having an unacceptable impact on the host dwelling and also the impact on the non-designated heritage asset. Many of the structural openings for doors and windows could be identified as original meaning any alterations to the fenestration to permit more natural light and views would be restricted to certain elevations only. Agricultural farmsteads are generally inward looking with structural openings predominantly to the courtyard elevations.
