Historic Assessment Incorporating Historic Analysis, Design & Impact Statement & Assessment of Flood Risk

HISTORIC ASSESSMENT INCORPORATING HISTORIC ANALYSIS, DESIGN & IMPACT STATEMENT & ASSESSMENT OF FLOOD RISK

FOR PROPOSED ALTERATIONS, ADDITIONS AND REPAIRS AT: DEVORAN VILLAGE HALL, QUAY ROAD, DEVORAN, TR3 6PW

ISSUED: FEBRUARY 2012

PREPARED BY: CAD Architects Ltd

Professional. Creative. Dynamic.

CAD Architects Ltd . Penryn St. Mary’s House Commercial Road Penryn . Cornwall TR10 8AG

01326 371344 [email protected] www.cadarchitects.co.uk

CONTENTS 6. EVALUATION 17 1. INTRODUCTION 3 6.1. DOCUMENTED HISTORY 17 1.1. BACKGROUND 3 6.1.1. Introduction 17 1.2. PRE-APPLICATION CONSULTATION 3 6.1.2. Timeline 17 1.3. AIMS & OBJECTIVES 3 6.2. PHYSICAL EVOLUTION OF PRINCIPAL RANGE 18 1.4. RESEARCH & EVIDENCE SOURCES 3 7. DESIGN 20 2. PHYSICAL CONTEXT 4 7.1. USE 20 2.1. SETTING 4 7.2. AIMS & OBJECTIVES 20 2.2. LOCAL HISTORY 4 7.3. PROPOSALS 20 7.3.1. Introduction 20 3. DEVORAN VILLAGE HALL 5 7.3.2. West Gable (Removal of Flat Roofed Extension) 20 3.1. LOCATION 5 7.3.3. Extension 20 3.2. INCEPTION & DEVELOPMENT 5 7.3.4. Internal Alterations 21 3.3. ARRANGEMENT 6 7.3.5. Refurbishment & Repair 22 3.4. FORM 6 7.3.6. Sustainability 23 7.3.7. Access 23 4. HISTORIC IMAGERY 7 4.1. MAPPING 7 8. ASSESSMENT OF FLOOD RISK 25 4.2. PHOTOGRAPHY 8 9. CONCLUSION 27 5. FABRIC SURVEY 10 5.1. PRINCIPAL RANGE 10 5.2. LEAN-TO EXTENSIONS 15 5.3. FLAT ROOF EXTENSION 15 5.4. EXTERNAL GROUND & BOUNDARIES 16

1. INTRODUCTION meeting, Senior Planning Officer Martin Woodley Detailed drawings of the existing property, stated that the proposals within any formal produced by CAD Architects following a recent 1.1. BACKGROUND application should be informed by a Historic measured survey, were used as a basis for a CAD Architects Ltd have been instructed to submit Building Assessment which should include an detailed site investigation of the building’s fabric a combined Planning Permission & Listed Building assessment of the impact of the proposals on the aiming to identify evidence which could be used to Consent Application for works to Devoran Village Listed Building. help all parities better understand the phasing of Hall, Quay Road, Devoran, a Grade II listed (List the building’s development. Entry Number: 1140873) detached building lying 1.3. AIMS & OBJECTIVES The Village Hall Committee, local residents and within the Devoran Conservation Area and This report aims to assess the historic local historians were approached to discuss their Cornwall and West Devon Mining World Heritage development of the existing Village Hall to help the experiences of the building and their knowledge Site, on behalf of the owners of the property; the Planning Department assess the potential impact and understanding of how it has developed over Trustees of Devoran Village Hall. of the proposed works on the character, significance and historic fabric of the listed time. The works proposed are many and varied and are building. detailed on the accompanying drawings and Schedule of Works prepared by CAD Architects. The report goes on to summarise the works being proposed under the combined Planning 1.2. PRE-APPLICATION CONSULTATION Permission & Listed Building Consent Application Initial proposals produced by CAD Architects were and discuss the perceived impact of these works submitted to the Conservation Department of the on the heritage asset and local Conservation Area. Local Planning Authority Cornwall Council (Central 1) on a pre-application basis, in order to obtain the 1.4. RESEARCH & EVIDENCE SOURCES comments and advice of Planning and Historic documental, cartographic and Conservation Officers prior to a formal application photographic evidence gathered from Local being lodged. Authority and independent web sources were consulted as a baseline study of the site. In pre-application discussions Cornwall Council Conservation Officer Jenny Gale recommended Published works by local historians were studied during a site meeting that a historical analysis of for references to, or images of, the site or the existing building, to English Heritage Level 2 neighbouring properties. standard, be undertaken in order to help all parties Cornwall Council HER and Cornwall County understand and assess the impact of any Records Office were contacted directly in a bid to proposed works on the character, significance and identify additional sources of information pertaining historic fabric of the listed building. to the property and its immediate surroundings In the Council’s formal response to the earlier pre- which could help inform the analysis of the building application submission and subsequent site in its current form.

2. PHYSICAL CONTEXT Settlements Initiative (CISI) Report of 2002 retains the character of a ‘planned’ 19th century (www.historic-cornwall.org.uk/cisi). town. 2.1. SETTING The name Deffrion is recorded in 1278, and uses Between the 1870s and 1890s Cornwall’s mining The village of Devoran lies in the civil parish of the element ‘elver’, meaning water. industries declined and the railway closed in 1915. Feock, approximately four miles southwest of The port continued in decreasing use for another Truro and four miles north of Falmouth to the east Medieval field systems are recorded in the vicinity, five years. of the A39 which connects the two larger probably owned by the medieval manor of settlements. Tresithick, which was located at the eastern Today Devoran retains a cohesive centre, notable extremity of the modern village. for its church, school and market building; for the Devoran is situated on a south-facing slope fine listed buildings along St John’s Terrace; for overlooking the western end of Restronguet Devoran, as well as the wider Carnon river valley, the more vernacular houses and cottages Creek- one of many inlets of the river Fal estuary. was probably exploited for tin streaming from elsewhere in the village, and for its attractive prehistoric times, although systemised extraction The village lies within one of the designated areas landscape setting overlooking the tidal creek. appears not to have started until the establishment of the Cornwall World Heritage Site and is of the Carnon Stream Works in 1785. At this time, Along the former quayside there are also a number adjacent to the Fal Estuary Area of Outstanding Devoran was made up from a scattered group of of surviving features from its industrial past Natural Beauty. agricultural buildings of which Devoran House, including the line of the old tramways, former 2.2. LOCAL HISTORY Narabo Farm and Middle Devoran Farm are the railway buildings, and sections of cobbled surviving examples. pavements. Source: Devoran Conservation Area Appraisal, March 2010 (Cornwall Council) The Stream Works were abandoned in 1812, Evidence of Prehistoric activity in the area following a bad storm which flooded the site, and surrounding Devoran is largely restricted to from this period Devoran began to expand as a funerary monuments comprising Bronze Age port, serving mines located further inland. round barrows located along the ridge of high ground to the south of the Carnon River with one By the 1830s the settlement had grown from just a located as a cropmark to the north of the village at few scattered farmsteads to a busy port, served by Higher Devoran Farm. the Redruth and Chasewater Railway which opened in 1826. Findspots of stone axe heads and other prehistoric artefacts suggesting the presence of activity have Maps of the 1840s and 1880s confirm that been found along the Carnon Valley, both to the Devoran Quay was covered in tramway tracks, north east of the village and to the south of it, on leading to a succession of wharves from where the the far side of the river. ore was loaded onto the boats. In the 1830s the Agar-Robartes family from Lanhydrock, who Devoran has a long and interesting history, owned most of the land, drew up a plan for new detailed in Appendix 2 The Historical Development residential development, and although the full of Devoran, and in the Cornwall Industrial extent of their ambitions was never built, Devoran

3. DEVORAN VILLAGE HALL 3.2. INCEPTION & DEVELOPMENT “The year 1865 saw traffic continuing to rise, Devoran Village Hall was originally constructed by and a greater tonnage passed over the line than in any previous year. At last the 3.1. LOCATION the Redruth and Chasewater Railway Company as company seemed to be on the verge of re- Devoran Village Hall is a detached building at the workshop to support their new steam railway. couping some of their outlay on the re- southern edge of the centre of Devoran. construction of the line in the 1850’s.” “At Doubts exist however over the precise date of the Devoran a considerable sum was laid out The English Heritage listing entry for the building initial construction. during the year in the completion of a complete set of workshops for the repair and provides the following location Grid Reference: maintenance of the locomotives and wagons, The 2002 ‘Cornwall Industrial Settlements SW7942839044. together with the building of new offices and Initiative’ report for the Village suggests a date of a running shed to replace the one burnt The ’Hall’s prominent positioning at the end of the 1854- presumably because this is the documented down earlier” main approach road into the village road provides date of the conversion of the railway from horse- Source: D.B. Barton (D. Bradford Barton Ltd 1966) ‘The the first indication of the significance of its role in drawn to steam power. Redruth and Chasewater Railway 1824-1915’ the Village’s history. Whilst the presence of granite sleeper blocks Conveyance records show the Workshop was purchased by the ‘Devoran Village Institute’ in “although the area around the listed village reputedly salvaged from the original horse-drawn hall (a former railway building) is a gateway railway in the fabric of the building provides a October 1922, approximately two years after the to the village, in effect a public square, it has marker of 1854 there are no guarantees that the documented dismantling of the railway and little obvious historic character, no liquidation of the Redruth and Chasewater Railway interpretive information and diminished hall was built in the same year that the track was Company. spatial and streetscape quality. Yet its form re-laid. and the surrounding historic fabric are strongly related to its history, and its Published works by local historians suggest that A commemorative plaque found in the Hall today potential for enhancement is great.” the workshop was constructed just over a decade marks its formal opening in April 1924 by the then Source: The Cahill Partnership & Cornwall after the conversion to steam – once the Railway Lord Lieutenant. Archaeological Unit (2002) ‘Cornwall Industrial Company had recovered its outlay from relaying Settlements Initiative, Devoran’ Several extensions have been added to the the tracks. original structure to suit the needs of the Village Hall - three examples of which are still in use today.

Two small brick-built lean-to extensions of an unknown date stand to the south elevation of the former workshop.

A significantly more obtrusive flat-roofed extension, dating from 1973, abuts the workshop’s West gable end (the original ‘principal elevation’).

Fig.1 2010 Ordnance Survey Extract – Not to Scale

This 1970’s extension replaced an earlier and 3.3. ARRANGEMENT 3.4. FORM smaller lean-to extension visible in historic photos. The existing floor plan below (Fig.2) provides an The distinctive long, narrow single storey form of The style and detailing of this earlier extension indicative representation of the current layout of the Principal Range emphasises its industrial suggest that it may have dated from the the Village Hall with the present room uses background. conversion of the workshop into the Village Hall in labelled to suit the descriptions within this the 1920’s. The shape of this building is likely to have been document. restricted by the train and tram lines which A second commemorative plaque in the Hall marks This document makes regular references to the originally ran either side of it to leave a long a ‘reopening’ on 5th December 1981- but no ‘Principal Range’ and the ‘Lean-to’ and ‘Flat Roof’ narrow plot. records have so far been found to confirm exactly Extensions sections of the building. The original function of the building has also what works were undertaken at this time. The ‘Principal Range’ represents the dominant, clearly influenced its form- with excessive length compensating for a lack of width whilst providing This reopening could be related to the modification central and ‘original’ part of the workshop building, working areas adequate for accommodating the and demolition works which were undertaken in with a gabled roof with ridge line running from trains and carriages that the workshop was the late C20 to provide a clear plot for the West-North West to East-South East. expected to modify and service. construction of the detached Doctor’s surgery The ‘Flat Roof’ extension adjoins the westernmost which today stands to the east of the Village Hall gable end of the Principal Range and takes the The form, size and positioning of the extensions building (works as referenced by the English same orientation as the host structure. help to clearly define them as later additions – Heritage Listing Entry No.1140873). albeit with differing levels of obtrusion. Two small ‘Lean-to’ extensions adjoin the easternmost half of the Principal Range’s South West Elevation.

Fig.2 Devoran Village Hall – Existing Floor Plan (June 2011)

4. HISTORIC IMAGERY

4.1. MAPPING

C O M P O S I T I O NFig.3 1880 Ordnance Survey Extract – Not to Scale Fig.5 1962 Ordnance Survey Extract – Not to Scale

F E A T U R E S

Fig.4 1907 Ordnance Survey Extract – Not to Scale Fig.6 1972 Ordnance Survey Extract – Not to Scale

4.2. PHOTOGRAPHY

Fig.7 “Devoran Docks c.1900” (extract from larger image) Fig.9 “Carclew Terrace, Devoran c.1910” (extract from larger image) Source: ‘Devoran & its River a photographic history’ Ralph & Marie Bird (Truran Books Ltd 2008) Source: ‘Devoran & its River a photographic history’ Ralph & Marie Bird (Truran Books Ltd 2008)

Fig.8 “Devoran from Banks” c.1910 (extract from larger image) Fig.10 “Carclew Terrace c.1950/60’s” (extract from larger image) Source: ‘Devoran & its River a photographic history’ Ralph & Marie Bird (Truran Books Ltd 2008) Source: ‘Devoran & its River a photographic history’ Ralph & Marie Bird (Truran Books Ltd 2008)

Fig.11 “Railway workmen outside building which is now the Village Hall” c.1900 Source: ‘Devoran & its River a photographic history’ Ralph & Marie Bird (Truran Books Ltd 2008)

Fig.12 Railway Workers outside Devoran Workshop c.1900 Source: ‘‘The Redruth and Chasewater Railway 1824-1915’D.B. Barton (D. Bradford Barton Ltd 1966)

5. FABRIC SURVEY the details of the historic masonry work and reveals of the ‘Lower Hall’ window opening on this highlight differing and contrasting materials. elevation were presumably formed to match the 5.1. PRINCIPAL RANGE detailing of the original window in the south west The SW and NE elevations are predominantly of 5.1.1. Side Walls (South West & North East wall directly opposite. random rubble slatestone, with granite quoins, Elevations) jambstones and base-courses. To the West of these windows, a full-height The external faces of the Principal Range’s SW brickwork panel suggests the retrospective and NE external walls (constituting the majority of The base courses of notably consistent and insertion of a feature or the in-filling of an earlier the original wall fabric) are free of plasters or regular granite blocks in the lower sections of both opening. This exposed brickwork coincides with decoration- leaving bare masonry structure the SW elevation walls (Fig 13) and sections of the the position of a masonry projection on the internal conveniently exposed to help observers NE elevation walls are reputedly remnants of the face of the wall. The proportions of the masonry understand and appreciate the history and original Devoran horse-drawn railway – the granite projection and the width of the brickwork panel evolution of the building. sleepers of which were removed in 1853 to allow both suggest the features mark the position of a the laying of a new track suitable for the steam These external wall faces have recently former fireplace – a necessary feature in for locomotives which would go on to work the undergone sympathetic re-pointing in a traditional heating and forging in an industrial workshop. Redruth and Chasewater line. lime mortar, replacing earlier cement pointing in an Historic Photographs (Figs 7, 8) appear to suggest attempt to alleviate damp issues in the interior of To the NE elevation red brick window reveals to the presence of a brick chimney stack on North the building. the two easternmost windows openings (Fig 14) elevation of the building in this approximate suggest these were formed after the building’s This process has helped to highlight and define position of this brick in-fill although this is difficult to initial construction phase. The splayed internal

Fig.13 Granite sleeper base course – South West elevation Fig.14 Brick reveals & infill – North East Elevation Source: ‘Devoran & its River a photographic history’ Ralph & Marie Bird (Truran Books Ltd 2008)

10 confirm due to said photographs being long-range Cement renders and timber trims to the external images taken from South of the building. reveals and head of the double-doors set between the two brick-built lean-to extensions to the SW Nearby similar brickwork has been used to partially elevation serve to conceal the details which would infill an apparently larger window opening to what otherwise indicate the age and structural is now the Village Hall’s Kitchen (Fig 14) arrangement of the opening.

The majority of lintels over external window A cement-rendered masonry projection at the openings are of painted timber - with those over junction of the SW elevation and SE gable (Fig.16) brick-revealed openings subtlety differing in size appears to contain granite jambstones of the size and texture to further emphasise the later and style of the window openings across the interventions. remainder of the SW elevation hinting that this wall face originally continued past the nearby surgery- Fig.15 Fire Escape Door – North East Elevation Some timber lintels have in been replaced relatively recently with concrete members faced starting with another window at this pier projection. with timber to match the appearance of adjacent Internally the SW and NE walls have been solid timber lintels. plastered with dense cement-based renders up to The door opening to the NE elevation, which the underside of ceilings. currently houses the fire escape door at the Painted timber dado rails within the Main Hall, eastern end of the Main Hall (Fig 15), appears to appearing to be of the mid C20, are in poor be a modern intervention – cut into the masonry condition and exhibit signs of decay and fungal between the jambs of two window openings. attack (Fig.17) which are likely to be the result of A square internal reveal and the absence of their direct contact with damp masonry. granite jambstones to the eastern end of the The lower half of walls in the ‘Lower Hall’ at the window opening which abuts the westernmost eastern end of the building have been over-lined lean-to extension (Plant Room) to the SW with half-height plywood linings (Fig.19). It is elevation appears suggest an earlier, larger understood these linings were added following the window opening here was partially in-filled by the removal of earlier perimeter bench seating, as a construction of the extension. Notably the distance cost-effective way of concealing scarring in plaster between the window’s left-hand reveal (when finishes and the appearance of damp and viewed externally) and the right-hand reveal of the condensation in the lower sections of the nearby Plant Room door appears to match the underlying masonry. width of the majority of the window openings deemed to be original to the Principal Range.

Fig.16 Rendered Stone Nib/Projection

5.1.3. SE Gable Wall 5.1.4. NW Gable Wall A cement wash over the South East gable The North West gable wall of the Principal Range conceals the external face of underlying masonry can be described as the building’s ‘Principal although the undulations suggests the underlying Elevation’ due to its relationship with ‘Village structure to be of random rubble stone (Fig.18). Square’ and main approach road to the west.

With access to the gable greatly restricted by the The elevation is currently dominated by an close proximity of the adjacent doctor’s surgery it unsympathetic modern flat-roofed toilet is likely that this particular type wall treatment was block/entrance extension which largely conceals chosen for its heard-wearing nature- protecting the and detracts from the appearance of the historic external face of the wall with minimal external gable end it adjoins. Fig.17 Rot to Main Hall dado rails maintenance. The upper section of the gable that is visible above The internal elevation of the SE gable has been this extension features an in-filled window plastered with dense cement renders up to the opening, set within a rendered masonry wall. underside of the canopied ceiling of the ‘Lower The internal elevation of this gable wall reveals Hall’. The lower half of the wall has been over- further definition and details that hint at its lined with half-height plywood linings in a evolution over time – with full-height vertical continuation of the same treatment applied over projections either side of a recessed central the adjoining external walls. section (Fig.20). It is understood these linings were added following the removal of earlier perimeter bench seating, as 5.1.5. Windows a cost-effective way of concealing scarring in The size and quantity of the Principal Range’s plaster finishes and the appearance of damp and original window openings and their notably high- Fig.18 Cement wash over South East gable wall condensation in the lower sections of the level positioning within the walls appear to have

5.1.2. underlying masonry. been carefully considered to ensure good levels of daylight entered the workshops – with the current Notably a section of this panelling, in the south well-lit Main Hall clearly illustrating this point. east corner of the Lower Hall (junction of SW elevation & SE gable) extends higher than that The current unusually styled windows units in the around the rest of the room (Fig.19). This well- large widow openings of the Principal Range are defined section of panelling appears to have the understood to have been installed in the late C20. dimensions of a doorway and consequently These painted timber single glazed windows suggests it was installed in this manner to conceal (Fig.21) are visually divided into three sections by the junction the masonry/plaster junctions of an in- two vertical mullions. filled doorway.

Fig.19 Plywood wall linings to Lower Hall

The central of these sections contains two equally Substantial timber packings are present between sized inward-opening sashes, butted together all principal trusses and purlins (Fig.22) in this horizontally and sharing a horizontal hinging point, section of the roof- with the packings diminishing with the top sash bottom-hung and the bottom along each rafter length to suggest the alteration sash top-hung. The outer sections of the windows of the pitch of the roof since its initial construction. contain 4 fixed-panes separated by timber glazing bars. Modern purlins are present but it is unclear at this time if their positions reflect the positions of earlier Similarly styled and contemporary window units horizontal members. can be found in the smaller window openings of the Principal Range (two immediately to the west The current roof covering has leaked in several of the lean-to extensions to the SW elevation, and locations and patch-repairs have been undertaken Kitchen window to North East elevation) with the with varying degrees of success. All leaks repaired Fig.20 Full-height projections to inner face of NW gable fixed pane sidelights reduced in width or omitted so far have occurred in areas of the building which

completely to suit the width of specific openings. have accessible roof voids below. However there is a serious concern that the roof covering over the 5.1.6. Roof timber vaulted ceiling of the Main Hall could be The roof structure over the Principal Range, letting in water which could be causing un-seen currently covered with corrugated asbestos- damage to historic timbers. cement sheets, appears to have undergone Ceilings throughout the Principal Range are timber substantial repair and modification since the initial boarded, with canopied ceilings in the Kitchen, construction of the building. Store Room and Lower Hall providing two Inspection of the accessible roof voids and the separate accessible roof voids. comparison of modern and historic photographic The timber ceiling over the Main Hall is fully- evidence suggest the pitch of the roof, and the Fig.21 Typical window – Main & Lower Hall areas vaulted- exposing the collars of the principal roof heights of its eaves and ridge, have altered on trusses to the room below (Fig.23). The these numerous occasions. collars generally match the size, spacings and To the eastern end of the building the position of rough-sawn finish of the trusses seen in the the ridgeline appears to have been modified from accessible roof voids and are therefore believed to the original arrangement – with new principal truss be contemporaneous. Timber claddings and rafters fixed alongside the originals to the rear mouldings pinned at the ends of the exposed (northern) roof slope, with the newer members collars (at the junctions with the vaulted ceiling) extending higher than originals with the effect of are assumed to have been added as for moving the ridge line both upwards and decorative purposes – rather than to mask southwards. widespread repairs or alterations.

Fig.22 Heavily packed purlins & corrugated roof sheets 13

5.1.7. Floors Although poor access and lighting currently The exposed timber floor boards to the Main Hall, prevents a detailed inspection of this sub-floor one believed to date from original early C20 notable feature is clearly visible. A large square conversion, are nail-fixed to timber floor granite block at the north eastern corner of the hall joists/bearers which largely appear to be bearing protrudes above the surrounding sub-floor directly on the underlying solid earth/stone sub- structure and abuts the NE elevation external wall floor structure. and the internal masonry wall separating the Hall from the Kitchen (Fig.24). The timber floor exhibits widespread signs of damp and decay likely to be the result of a inadequate When viewed from below the stage it is clear to ventilation and excessive moisture levels drawn see that the doorway currently linking the Kitchen from the damp sub-floor and adjoining walls. and Stage areas once extended down to the level Fig.23 Vaulted ceiling & exposed truss collars over Main Hall of the protruding granite block. Sub-floor ventilation is assumed to be very poor with the air-brick vents on show in 5 positions on Floors throughout the rest of the Principal Range the SW elevation appearing to be grossly are of solid construction, assumed concrete. inadequate for the nature of the floor and the site Floors match the height/level of the Timber floor of conditions. the Main Hall, with the exception of the Lower Hall The combination of the lack of adequate voids at the East end of the building which is below the floor joists/bearers, the absence of sub- approximately 160mm lower than the rest of the floor level air bricks or ventilation grilles on the floors. opposite wall (North East) and the abutment of Following recent removal of built-in perimeter solid floors to the east and west of the Hall mean bench seating, the perimeter of the floor of the the floor is not adequately cross-ventilated. Lower Hall was reputedly built-up to match the Consequently it is likely that ventilation is currently Fig.24 Granite block below existing timber stage height of the solid concrete floor in the centre of to small ‘pockets’ of the subfloor immediately the room using plywood sheets fixed on timber surrounding the airbricks. bearers.

The solid earth/stone sub-floor structure In a similar manner to the Main Hall a lack of underlying the Main Hall ‘suspended’ timber floor adequate ventilation of the voids between the is visible under the stage at the eastern end of timber bearers is beginning to cause damp and room. rot-related issues.

5.2. LEAN-TO EXTENSIONS (Figs.25,26,27) 5.2.4. Floor 5.2.1. Walls Floors with the extensions are of solid concrete External walls of the lean-to extensions to the SW construction and set down below the height of the elevation of Principal Range are single- skin red floor of the adjoining Principal Range as indicated clay brickwork. on the accompanying survey drawings.

Externally walls are bare brick, pointed with 5.3. FLAT ROOF EXTENSION (Figs.28,29,30) cement rich mortar with the colouring and texture 5.3.1. Walls of the majority of the bricks suggesting a mid C20 The late C20 entrance/toilet block extension in manufacturing date. constructed on three sides with concrete blockwork with a painted sand-cement render Internally these walls, and the walls of the Fig.25 Lean-to extensions to South West Elevation adjoining Principal Range that fall within the finish. extensions, are plastered with dense cement- The south-western elevation of the building, flush based renders. with the south west elevation of the adjoining 5.2.2. Windows Principal Range, is formed with a pair of plainly styled glazed timber doors and a wide half-glazed Windows in the extensions are believed to be side panel. contemporary to those in the adjoining Principal Range and are of a similar painted timber style. A painted rendered concrete blockwork nib/pier projects perpendicularly from the South West Windows are glazed with four single-glazed elevation at the junction between the extension opaque panes separated by timber glazing bars. and the Principal Range – presumably to provide a 5.2.3. Roof wind-break for the outward opening entrance doors. Fig.26 Lean-to extension (West) The roof coverings over the extensions appear to be of natural slate, but both have received heavy 5.3.2. Windows cement slurry treatment – presumably in at attempt Windows throughout the extension are painted to prolong the life of the roof. timber single glazed units with the window to the Painted cast-iron ogee gutters and round NE elevation appearing contemporary with those downpipes matching the styles and sizes of those throughout the adjoining Principal Range. to the Principal Range but notably lack their age 5.3.3. Roof patina. The flat roof structure, covered with grey bitumen Painted timber fascia and verge boards with a felt, extends beyond the extension’s south western beaded lower edge details contrast with the plain elevation to form a canopy roof over a concrete units of the adjoining Principal Range. Fig.27 Lean-to extension (East)

slab ‘open porch’. This canopy is supported by a 5.4.3. Boundary Treatments pair of painted metal posts. Granite posts, reputedly sleeper blocks salvaged from the former railway or tramway, are used to 5.3.4. Floor define the southern and western boundaries of the Floors with the extension are of solid concrete Village Hall & Car Park site and prevent the construction and set level with the timber boarded parking of vehicles on the grass verge to the south floor of the adjoining Principal Range. of the Principal Range.

5.4. EXTERNAL GROUND & BOUNDARIES The northern boundary of the site is formed by a 5.4.1. Ground Levels historic local slatestone rubble wall along the southern edge of Carclew Terrace- along which Ground Levels abutting the North East elevation the tram line to Point Quay once ran (Fig.30). are largely higher than the internal floor levels within the Principal Range and consequently are This wall has been severely damaged by cement- Fig.28 Flat-Roof Extension - South West Elevation likely to be significantly contributing to the damp rich mortars used in modern pointing and coping issues currently present in the base of external works- which have accelerated the deterioration of walls along this elevation. stone by trapping moisture in wall fabric.

5.4.2. Surface Water Drainage The eastern boundary of the site is effectively Downpipes to the NE elevation of the Principal marked by the adjacent Doctor’s surgery – with the Range discharge to a concrete shallow open staff of surgery accessing their building via the drainage channel abutting the base of the NE rough gravel and earth area between the northern elevation walls. This channel falls towards the car site boundary and the North East Elevation of the park to the West but with no gulleys or drains Principal Range.

present any water reaching the end of the channel Fig.29 Flat-Roof Extension - North West Elevation simply discharges into the hard-landscaped car- park.

Where cracked and damaged this concrete channel effectively directs rainwater from the roof into the underlying ground, directly against the external walls of the building.

Downpipes to the South West elevation appear to discharge directly into the ground but it is unknown whether or not these connect into underground drains or soakaways. Fig.30 Northern Boundary Wall & Flat-Roof Extension - Northern Elevations

6. EVALUATION Railway Company to service, modify and repair the reduced to approximately one quarter of the total line’s steam locomotives and their wagons. New length of the building. running shed and company offices with integral 6.1. DOCUMENTED HISTORY 1915 Closure of Redruth and Chasewater line to all engine shed (Now Old Quay House) also vehicles 6.1.1. Introduction constructed. 3 Steam locomotive engines in use on During its near 150 year existence the building has the line. 1916 Last cargo ship unloads at Devoran undergone significant alteration, refurbishment and 1866 Financial depression and competition from 1918 Railway officially abandoned. Winding-up repair works. foreign markets strongly contributes to Cornish order granted to the Company’s creditors. Railway mining depression and consequent closure of many Whilst no records of such works exist for the dismantled and all effects including buildings sold off Copper mines throughout Cornwall. Redruth and to raise funds for the Company’s creditors. period in which the building was used as railway Chasewater Railway forced to carry a wide variety of workshop, the documented history of the steam alternative cargoes in order to remain profitable. 1920 Redruth and Chasewater Railway Company railway it supported offers an insight into its enters liquidation 1871 Reduction in workshop staff and line workers conception, use and decline. to the bare minimum. Only one Locomotive Engine in 1922 Workshop purchased by Devoran Village Consequently the summary of the building’s regular use Institute history below includes some significant events in 1877 Flooding in Carnon Valley leads to heavy 1924 Village hall formally opened by Lord Lieutenant the history of the Redruth and Chasewater silting of Devoran’s main channels – severely 1924-1950 Lean-to extensions added to NW & SW Railway which are likely to have influenced the restricting the volume of materials vessels could elevations design, use and modification of the building. bring to berth at Devoran forcing awkward and expensive ‘double handling’ of loads at the entrance 1973 Flat-Roof toilet block extension to NW gable 6.1.2. Timeline of Restronguet Creek. replacing earlier lean-to structure 1824 Permission granted for formation of horse- 1879 Redruth and Chasewater Railway Company 1981 Formal ‘re-opening’ of Hall following unknown drawn railway line and tramway between Gwennap enter receivership refurbishment/alteration works mining district and Point quay to bring coal and other st equipment into the mines from the south coast and 1880 Ordnance Survey Map 1 Edition shows 1980’s Construction of Devoran Surgery on land transport copper and other ores from the mines to eastern half of Workshop to be wider than western immediately to the east of Hall. the sea for export. half, with protrusion to the north side of the building. Two separate tracks shown entering Workshop – 1826 Redruth and Chasewater railway line officially one to western gable end (to left of centre) and one opens on 30th January to east end projection.

1853 Permission granted for use of steam Late 1890’s Decline in Cornish Tin mining, closure locomotives on existing railway for efficient of mines and more cost-effective supply of coal from transportation of copper ore from local mines to Wales via North Cornish Coast further reduces Devoran Wharves for export by sea – with Coal amounts of mining ore and coal being transported brought back from ships on return journeys. Majority along line. of track re-laid to suit requirements of steam railway. 1907 Revised Ordnance Survey Map indicates the 1865 New ‘set’ of Workshops (including current removal of track leading into western gable end seen Village Hall) erected by the Redruth and Chasewater in 1880. Length of wider eastern section of building

This theory is backed by the lack of any physical further questions over the evolution of the eastern 6.2. PHYSICAL EVOLUTION OF PRINCIPAL evidence for large, engine-sized openings in the end of the building. RANGE thick and solid masonry walls currently separating 6.2.1. Structural Form the Kitchen from the Main Hall and Store Room 6.2.2. NW Gable Wall The 1880 OS Map (Fig.3) shows the workshop either side. Historic Photos (Figs.9,12) show the North West extending eastwards up to the edge of the grounds gable with large vertically boarded timber doors, of the property now known as ‘Old Quay House’ Furthermore the references in various publications with integral glazed vision panels/windows. just as the doctor’s surgery does today - to a “set of workshops” (plural) being constructed suggesting that a section of the original workshop for the railway in the mid C19, rather than “a The sizing of these doors was presumably dictated was demolished to accommodate the detached workshop” (singular) suggests more than unit was by the size of the vehicles that were to be serviced surgery building. originally formed. inside the building- with historic photography and OS Maps clearly showing train track passing The 1880 plan shows the eastern half of the full- Therefore, with no other workshop structures through the North West gable wall opening. length workshop to be wider than the western half evident on historic maps, or referred to in with a projection on the northern side of the published documents, it is assumed that the large Granite jamb-stones either side of the opening are building. structure seen in the 1880 and 1907 maps clearly evident in a close-up photo taken around contained two separate workshop units. the turn of the C20 (Figs.9,12). One train track is shown entering the North West gable-end and another enters the projection of the It is unclear whether or not the projecting section Recent inspection of the internal elevation of the wider half of the building. on the northern face of the building was an North West gable wall has identified matching full- enclosed structure or an open lean-to canopy, height piers/vertical definitions at both the northern The junction between the narrow western section covering a section of track siding. and southern ends of the wall; which appear to and wider eastern section shown in the 1880 plan coincide with the jamb-stone reveals of the original appears (when taking into account the section of The apparent continuation of the track through the large workshop door opening. the original building seemingly demolished to projection and past the eastern end of the building make way for the surgery) to coincide with the full- in the 1880 plan suggests this section of the Consequently it is hoped that the granite details height brick infill panel currently visible on the building was open at either end. seen in the aforementioned historic photos remain North East elevation. intact behind the current flat-roof toilet block and The absence of any evidence of in-filled openings modern cement renders. It appears that this arrangement would have at the eastern end of the North East elevation, and provided two evenly sized large workshops either the presence of retrospectively added windows The thickness of the masonry in the central section side of a small central room (current Kitchen). If (brick reveals) suggests this section of the now- of the current north west gable wall, which this were the case the additional width of the external wall was once solid and continuous as if it matches the thickness of the adjoining external eastern half of the building would have been were an internal or separating wall. walls, suggests that the original workshop door necessary to allow wagons and engines into the opening was in-filled before the construction of the A change in floor level at the eastern end of the eastern workshop without passing through the mid C20 lean-to extension. current building and a corresponding drop in the western workshop. roof eaves level on the north east elevation raise It is likely that the original workshop doors were removed and their opening in-filled shortly after the

closure of the railway and sale of the building in originally been higher than that over the rest of the It is hoped that more will be learnt about the c.1920 as a logical way of securing and weather- building. evolution of the roof structure, and the building as proofing the converted building. a whole, during the proposed re-roofing works. The proportions of the section of the building with In the early to mid C20 a single storey-lean the higher roof appear to coincide with the width of These much needed works will provide the extension was constructed against the NW gable the wider section of the building illustrated in the opportunity to expose sections of the roof structure of the original Principal Range, as captured in 1907 OS plan (Fig.4). which are currently concealed from view- allowing historic photography (Fig.10) which also shows a their relationship with the rest of the roof and the window opening in the upper section of gable end The size and proportions of this wider section supporting fabric below to be assessed and 1907 appears to correspond with the size and of the Principal Range. recorded. orientation of the current doctor’s surgery. The size, proportions and style of this gable 6.2.5. Floor The easternmost section of the original window appear to match the two windows within The significance of the granite block which workshop(s) was demolished to make way for the the lean-to extension below suggesting the three protrudes from the floor in the north west corner of surgery (understood to have been constructed in to be contemporary to one another. Alternatively, the Main Hall (below the stage) to the history of the 1980’s) between the present Hall and ‘Old the windows of the lean-to extension may have the building is unclear. been built to match the gable window if it was Quay House’ to the east. It is hoped that the proposed removal of the stage formed before, for example when the gable was in- This demolition is likely to have played a part in and adjoining ‘suspended’ timber floor will uncover filled after the removal of the original workshop the modifications to the principal roof structure additional features and evidence that will help doors. which are apparent today- with works undertaken explain the role of the block and its significance in as necessary to give the roof over the remaining 6.2.3. Windows regard to the history of the building. workshop structure the continuous ridge height Historic photographs from the turn of the C20 and alignment seen today. Once the likely roles of the granite block have (Fig.11) show windows in the Principal Range to been identified, and its significance in relation to be of a distinctly industrial style- being flush It is unclear whether the projection on the northern the building assessed, a final decision can be casement units, seemingly of timber construction, face of the eastern end of the building seen on made on if and how it is to be incorporated into the with vertical glazing bars separating overlapping historic maps illustrated the continuation of the proposals. small panes. present principal roof structure (e.g. in a cat-slide arrangement) or the presence of an independent 6.2.4. Roof roof structure or canopy. All historic photography identified appears to show the roof of the Principal Range covered with slate Unfortunately the apparent lack of surviving as opposed to the industrial-style sheeting existent historic fabric or conclusive photographic evidence today. prevents any solid conclusions being drawn on the evolution of the roof structure. Historic photography (c.1900 – c.1960) (Figs. 7,8,10) indicates the eastern end of the roof structure over the Principal Range to have

7. DESIGN However, to aid the reader’s assessment of the Internal privacy screens/blinds will be fitted to the impact of the proposals on the heritage asset, the doors and sidelights for use at the occupant’s 7.1. USE most significant items from pre-application discretion. Devoran Village Hall will remain as a Community discussions with the Local Planning Authority are It is felt that these large glazed panes will help to Building, playing host to a wide variety of activity outlined and discussed below. reinforce the Hall’s role as a ‘community building’ classes and community events. 7.3.2. West Gable (Removal of Flat Roofed Extension) by allowing the local community and visitors to the 7.2. AIMS & OBJECTIVES The removal of the inappropriate modern toilet Village (particularly those arriving via the Southern access road) to clearly see it in use. The proposals aim to repair, refurbish and improve block extension to the North West of the Principal Range will allow the exposure and considered the Village Hall to bring it up to the standards When the Hall is not in use this glazing could treatment of the gabled principal elevation of the expected and required for a multi-purpose provide the opportunity for highlighting the Hall’s original workshop. community building in the 21st century. flexibility and functionality to potential users- who could conveniently view and consider their use of The new layout and refurbished interior aims to The works proposed to this gable end bring the Main Hall. encourage greater use of the premises by the together and reference features and materials visible in this area of the building in historic wider community, in turn providing an opportunity A timber boarded infill-wall above the glazed doors photographs. to increase awareness of the significance of the and sidelights, complete with a small fixed- building. The reinstatement and exposure of original granite casement window, brings together two features visible in this gable in historic photographs from The potential for increased rental income from quoin/jamb stones either side of a central opening different periods. greater use of the Hall, coupled with the saving or provides both visual and physical references to the large workshop doors which once gave access for raising of monies through on-site micro-generation This treatment of the upper section of the gable trains and wagons. of electricity & heating will help the Committee to wall offers a typical and vernacularly appropriate fund a new proactive programme of building A pair of glazed doors with sidelights set between treatment for an industrial building whilst helping to maintenance- going some way to protect the long the granite quoins will provide the elevation with a ‘balance’ the elevation as a whole. term future of this important heritage asset. symmetrical appearance whilst retaining vertical High-quality illuminated signage will be applied to emphasis. 7.3. PROPOSALS the gable end, as indicated on the accompanying 7.3.1. Introduction In use these new doors will provide the Hall with a drawings, with details to be confirmed later. large, functional and focal entrance- much desired The works proposed to the Village Hall are 7.3.3. Extension widespread, many and varied. to enhance the annual community events it plays The proposed extension has been positioned to host to. Details of the proposed works and their extents the side of the Principal Range to ensure that all are described on the annotated drawings and When they are not in use the doors can effectively modern additions to the original Workshop building corresponding Schedule of Works document that function as a window- providing the Hall with remain subservient. accompany this application. additional natural light. Subservience has been carefully considered for this project in order to help protect one of the

20 building’s most important characteristics; its 7.3.4. Internal Alterations This direct link between the Foyer and the Main industrial proportions, and specifically its length. 7.3.4.1. Layout Hall will vastly improve the functionality and Minor alterations to the Principal Range’s existing flexibility of the building by allowing the Foyer to be The setting down of the head of the extension roof internal layout are proposed- as illustrated on the used as a private servery/bar area for events and below that of the Principal Range (as opposed to accompanying plans. functions taking place in the Main Hall. forming a cat-slide section to link the two roofs) preserves a clear line of sight from one end of the Replacement toilet facilities are to be formed within This direct connection between the Main Hall and principal roof to the other – helping to protect a the existing ‘Store Room’ near the centre of the Foyer allows the option to effectively ‘close off’ the sense of the building’s unique length when viewed building, with existing lightweight partition walls other areas of the building as required for from the south or from either the eastern or modified as necessary to adequate and privacy/security purposes western approach along Quay Road. comfortable access/circulation in the adjoining The large door opening formed will accommodate corridor, to satisfy the Building Regulations. The materials proposed for this extension have a pair of double doors of a size which will provide been selected to respect and reflect the building’s The existing Store Room is to be ‘moved’ into the convenient access for wheelchairs, industrial past yet at the same time help the area currently occupied by the Kitchen. This move pushchairs/buggies and offer a safe passage for extension to appear as an obvious and honest will make the transfer of heavy and cumbersome an emergency escape route if requested by modern addition. furniture/equipment in and out of the Main Hall Building Control or the County Fire Officer. safer and more convenient. Timber wall cladding reflects that seen on the To provide access to the Kitchen, Store Room, original large workshop doors in historic The relocated Store Room provides a practical Toilets and Small Hall from the new Main Entrance photographs and compliments the proposed safe and secure location for the Hall’s plant and Foyer, without the need to pass through the Main reinstatement of this material into the North West services equipment including the proposed Hall, it is proposed that a doorway be formed gable of the Principal Range. Ground Source Heat Pump. between the Foyer and the adjacent corridor.

Tall glazed panels reflect the vertical emphasis of 7.3.4.2. Modified Openings Significantly this alteration will allow the Foyer and early windows seen in historic photographs, whilst To link the Principal Range with the new Extension its Servery to be accessed by those using the structural timber posts with exposed metal modern and provide safe, functional and Building Small Hall without the need to enter (and therefore fixing brackets subtly refer to the building’s Regulations compliant access and circulation disturb the occupiers/users of) the Main Hall. industrial origins- with both features helping to between the two, minor alterations to existing This again provides massive benefits for the Hall’s define the new structure from new. openings are proposed. committee by maximising the flexibility and The relatively shallow pitch of the extension’s roof, To link the building’s new Main Entrance (via the functionality of the building in order to increase the in part dictated by the desire for the head of the main Foyer in the new extension) with the Main rental options for classes/functions/events and roof to be set below the roof of the Principal Hall, it is proposed that an existing window generally encourage greater use of the Hall by the Range, prevents the use of traditionally fixed opening on the south west elevation of the wider community. natural slate and consequently a vernacularly Principal Range be extended down to floor level to These modifications to existing openings and the appropriate standing seam sheet metal roof is form a large door opening. proposed. consequent (if minor) removal of historic fabric

have been very carefully considered by all parties into other timber elements in the building such as; These new drains will divert rainwater to existing to ensure that they are necessary and justified. lintels, ceilings linings, and the roof structure. combined sewers (if present) or a new soakaway formed to specialist design in the Hall’s car park. A number of different proposed layouts were It is likely that existing internal wall plaster finishes drawn and analysed in the early design process in will need to be removed in order for the underlying 7.3.5.2. Roofing Works order to assess the significance of these openings masonry to be treated against damp and rot The proposals include the full re-roofing of the to the overall scheme. effectively. Principal Range – removing the vernacularly inappropriate and defective asbestos-cement All layouts were re-visited and further considered The factors contributing to the damp conditions corrugated sheet covering, and replacing it with following receipt of comments from Cornwall that are allowing the rot to thrive will also be new natural slates, nail-fixed to timber battens Council Planning and Conservation Officers taken addressed under the proposals. over a breather-membrane underlay. into consideration. The removal of the existing poorly ventilated Before re-covering works begin, all necessary This design and review process has concluded ‘suspended’ timber floor (timber bearers actually repairs to the existing A-frame trusses will be that the alterations to existing openings being appear to sit directly on damp solid earth/stone undertaken to the recommendations of a Structural proposed here are of fundamental importance if sub-floor structure) and replacement with a new Engineer, with new purlins and common rafters the aims and objectives of the Hall’s committee, to solid floor structure will eliminate the damp, dark being added in a traditional manner, as necessary maximise flexibility and encourage greater use, and hidden voids in which rot can thrive and to support the proposed new roof coverings. are to be realised. spread unnoticed. The potential use of solar PV slates in conjunction The resultant loss of historic fabric is minimal and The relationship between external ground levels with the new natural slate covering is discussed in retains the positions and horizontal proportions of and the internal floor level will also be addressed the ‘sustainability’ section below. the original openings. The existing lintels over in an effort to eliminate or significantly reduce the these openings, and the splayed revel as either effects of both rising and penetrating damp. Large and traditional ‘industrial style’ conservation side, are to be retained in order to protect rooflights, as appropriate for a historic railway important aspects of their character and allow the New ‘French Drain’ gravel perimeter drainage workshop building, are to be installed over internal channels will help to divert ground and surface original arrangement to be easily ‘read’. corridors to provide natural daylight and help waters away from the base of the walls (subject to reduce dependency on artificial lighting. Reveals of the newly formed sections of these adequately deep wall footings/foundations being modified openings are to be made good with present). Rooflights are to have a painted metal finish and details and materials to match the existing will be installed flush with the surrounding roof The points of discharge for existing downpipes will opening. covering in accordance with the chosen be investigated (several pass through into the manufacturer’s details. 7.3.5. Refurbishment & Repair ground with no obvious signs of gulleys or drains 7.3.5.1. Damp/Rot Issues present) and where necessary new surface water The repaired and re-covered roof structure to be Specialist treatment is required to contain and drains will be provided to prevent localised ground fully insulated as discussed in the ‘sustainability’ eradicate the fungal growth currently visible in saturation which may cause damp or structural section below. floors, skirtings and dado rails before it can spread problems in external walls.

Ventilation of the roof space, in accordance with Ground Source Heat Pump to provide space For the avoidance of doubt: approval in principle is Building Regulations requirements, is to be heating/water heating (via extended central hereby sought for the installation of a Ground achieved with discreet over-fascia ventilators heating system and/or new underfloor heating Source Heat Pump within the Building, complete and/or traditional triangular lead vents. installation) with potential financial benefit from with its associated boreholes or ground-coils. government-backed ‘Renewable Heat 7.3.6. Sustainability 7.3.7. Access Incentive’ scheme. The below measures are proposed to help 7.3.7.1. Internal & External improve the energy efficiency of the building, 7.3.6.1. Solar Panels The proposals aim to improve access in and bringing it as close as possible to today’s minimum The Village Hall Committee wish to gain consent around the building for users of all physical standards as practically achievable within the for the installation of solar photovoltaic (electricity- abilities. planning confines of a Listed Building: generating) and/or solar thermal (heat-generating) technologies. Access provisions within the proposed extension New high-performance roof insulation (rigid and in modified areas of the existing building shall insulation fitted between rafters over vaulted Whilst determination of the exact type, size and comply, as far as practically possible, with current and canopied ceilings, mineral wool over flat quantity of panels to best serve the Hall’s needs Building Regulations requirements. ceilings). will require detailed consultation with a relevant specialist at a later date, approval in principle is The proposals include measures to remove Extension of existing wet radiator system with hereby sought for the installation of a Solar Panel unnecessary steps in and around the building in additional thermostatically controlled units, to installation on the southern roof slope of the order to reduce tripping/falling risks and help eliminate current dependency on inefficient building’s Principal Range, as indicated on the improve circulation for users of all physical electric panel heaters. accompanying drawings. abilities.

Installation of new solid floor structures helping 7.3.6.2. Ground Source Heat Pump New paths and ramps as indicated on the to retain and radiate heat with modern The Village Hall Committee wish to gain consent accompanying drawings will provide wheelchair insulation and thermal mass. for the installation of modern Ground Source access between the Hall’s existing car park and Heating technologies. the proposed extension to the South elevation. Installation of conservation roof-lights to reduce dependency on artificial lighting. It is felt that the installation of this type of renewable energy system, with its low running Replacement of existing single glazed windows costs, would encourage the appropriate year- with new double glazed, traditionally styled, round heating of the building which would help to timber windows throughout. safeguard its vulnerable historic fabric.

Solar Panel installation to southern slope of The determination of the most appropriate system Principal Range (South West elevation) to will require the input of a relevant specialist; provide electricity (and/or income from feed-in however it is unlikely that any such system will tariff) or water heating have any significant detrimental impact on the character of the building.

7.3.7.2. Traffic The Village Hall Committee have held early discussions with the Local Authority Highways Department regarding a potential traffic calming/pedestrian access scheme in Quay Road immediately to the south of the Hall.

Whilst the proposals for the Hall detailed on the accompanying plans have been designed with a notional traffic calming/pedestrian access scheme in mind, for reasons of clarity, they do not indicate or describe any details of any traffic calming measures.

It should be noted however that proposals detailed on the accompanying plans have been designed is such a way that they would provide ample and comfortable access into the building should a future Highways scheme for traffic calming/pedestrian access in Quay Road fail to materialise.

8. ASSESSMENT OF FLOOD RISK The Environment Agency’s online Flood Map industrial and commercial wharfs which occupied service also indicates that the application site is river’s north bank. 8.1. INTRODUCTION outside any area of specified flood risk. The Hall’s building’s elevated position in relation to During formal pre-application discussions, The areas designated by the Environment Agency the river significantly reduces the likelihood of Cornwall Council Serior Planning Officer Martin as being at risk of “flooding from rivers or sea flooding – with the expansive areas of land to the Woodley stated that a Flood Risk Assessment without defences” and “extent of extreme flood” south of the Quay Road (which slope downwards would be required to accompany any formal appear to correlate with the Local Authority’s away from the Hall) adding an effective ‘buffer planning application due to the site’s close ‘Flood Zones 2 and 3’. zone’ to absorb and attenuate flood waters in any proximity of the Carnon River to the south. extreme weather event/tidal surge. This section of the report aims to analyse the site’s 8.3. ANALYSIS existing flood risk and discuss the ways in which The SFRA and EA maps both appear to show 8.4. PROPOSALS the proposed works could influence or be affected Quay Road (which borders the southern edge of The works being proposed do not result in any by this risk. the application site) acting as boundary notable increase in the total amount of ‘containing’ flood risk areas/flood zones. impermeable materials/hard landscaping on site 8.2. EXISTING FLOOD RISK and consequently do not worsen the current This illustration reflects the ‘on-the-ground’ Environment Agency and Cornwall Council drainage provisions nor increase the risk of topography of the area- which sees land Strategic Flood Risk Assessment (SFRA) flood flooding. immediately to the south of Quay Road sloping maps have been consulted during the preparation downward toward the river. Furthermore the proposals include measures to of this application. improve surface water drainage beyond the Quay Road is essentially flat- reflecting its original The application site lies approximately 200m to the existing situation- including the management of role as part of the historic mineral railway. north of the base of the ‘Carnon River’ which flows surface waters from the roof of the existing into the western end of Restronguet Creek. Because the Village Hall was originally buildings (which currently appear to discharge constructed as a workshop to service engines and directly onto/into the ground which regularly Cornwall Council SFRA interactive map indentifies causes ground saturation and localised ‘flooding’) wagons coming off of this railway, the two find large sections of the northern banks of the river as themselves at near-equal heights- effectively lying and the introduction of a Building Regulations being within ‘Flood Zones’ 2 and 3. on a level ‘plateau’ amongst the naturally sloping compliant soakaway in the existing car park-which will help to attenuate and drain surface waters at a The northernmost sections of these local authority landscape. steady rate. flood zones extend approximately 200 metres from It is likely that the height of the railway (and also the base of the river-but fall approximately 20 therefore its workshop) was set safely above local All new hard-landscaped areas in the proposals metres short of the application site – with the flood levels in order to safeguard against line indicated on the accompanying drawings – namely southern edge of Quay Road seemingly marking flooding and the expense and inconvenience this footpaths, ramps- will be provided with surface the northern limit of the at-risk areas. drains and gullies to direct surface waters toward could have caused. the principal surface-water drainage system and The position of the railway also provided the space away from the building. needed for the construction and operation of the

Even if it were deemed necessary, the measures 8.5. CONSIDERATIONS & CONCLUSION Similarly, it is felt that no restrictions on which could be taken to protect the interior of the It should be noted that the Village Hall lies construction materials/methods should be placed Hall against the effects of flooding are greatly considerably further away from the river than a on the project on the basis of the grounds of flood limited by both building’s Grade II listed status property to the south west which recently gained risk/resilience issues. (which necessitates the protection of the character Planning Approval for a considerable scheme of of the building) and Building Regulations alteration and extension work despite lying fully requirements for access provisions within a within Environment Agency and Local Authority public/community building. flood zones.

Raising the height of existing internal floor During the planning process for these approved structures would destroy the historic relationship works, the Environment Agency stated that they between the heights of the old workshop floor and ‘need not have been consulted’ -indicating that the the adjoining Quay Road/railway bed. flood risk was not of enough concern to require any specialist scheme or defence mechanism. Raising the floor height of the proposed extension above that of the existing building would introduce A Flood Risk Assessment Form submitted to the internal steps which would cause access and Council by the Applicant suggests that the safety problems and lose valuable floor space Environment Agency recommended that ‘flood from what is already a compact arrangement. resilient measures’ (i.e. solid ground floors, masonry wall construction and high-level electrical Any increases in the footprint-size or height of the installations) be taken in the new sections of the extension to compensate for any such floor raising house only. No measures were considered would be likely to have a negative impact on its necessary for the existing parts of the building. proportions and detailing- both of which have had to be considered very carefully in order to respect This stance was taken by the Environment Agency and protect the character of the listed building. despite the existing floor level (stated as being at 4.61m above datum) being below both the 1-in-60 year and 1-in-200 year local flood levels (4.78m & 4.82m respectively).

Taking the Environment Agency’s stance over ‘Sunset’ into account, and when considering that the ground-floor of the Village Hall lies approximately 2 metres above that of ‘Sunset’; it is felt that no flood protection/resilience measures are necessary for either the existing Village Hall building or its proposed extension .

9. CONCLUSION Refurbishment and restoration Works to both the interior and exterior of the building focus on The proposals aim to enhance the original unsympathetic, poor quality or faulty 20th Century structure’s special character in an honest manner alterations and repairs to the property. which helps to celebrate its significance in the history and development of the village. The proposed repairs, which will involve the minimum of intervention, will be sympathetic to the The works to the exterior of the building – building’s original and valuable historic fabric to particularly the removal of the inappropriate and ensure all significant internal and external low quality modern flat-roof toilet block and the architectural and historic features will be considered treatment of the reinstated north west preserved. gable Principal Elevation Principal Range will dramatically enhance the appearance of the All repairs proposed to historic elements will be building and the wider Devoran Conservation undertaken using techniques and materials which Area. respect the age and industrial heritage of the building. The proposals highlight the original structure’s special character in an honest manner which helps These necessary repair works are considered to to celebrate the significant role it played in the comply fully with current National Policy and Local history and development of the village and Development Plans and are in accordance with surrounding mining district. the principles and recommendations of English Heritage guidance. The proposed extension provides much-needed additional functional floor space (compensating for the loss the current flat-roofed toilet block) whilst

remaining subservient to the host building.

The extension is respectful to the original building’s industrial heritage through its display of appropriate proportions and materials.

Small alterations to existing window and door openings on the South West elevation of the Principal Range, and the resultant minor losses of historic fabric, have been carefully considered (as discussed in this document) and are felt to be justified by the significant role they play in the wider scheme of improvement and enhancement.