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Home , Beachampton, Inglenook

HERITIAGE AND DESIGN & ACCESS STATEMENT

OLD WOOD 8 DEAN ROAD LU7 0ET

Prepared: January 2021

AW Architectural Design Ltd

Introduction This statement has been prepared to support the application for the renovation of an inglenook , restoration of finishes, new structure and new opening to Old Wood Hall, 8 Dean Road, Stewkley. This has been written by Andy Ward of AW Architectural Design Ltd, who is also the applicant & owner of the property. Old Wood Hall is a Grade II listed dwelling. The property is a C17 timber framed with a thatch with a 2 storey C19 facing brick extension with tiled roof finish. There is also a single storey rear extension (circa 1970) with a felt flat roof and facing brickwork.

Location The site is located in the village of Stewkley, in the administrative district of Vale District Council. The National Grid Reference is SP 84223 27053 (Fig 1). Old Wood Hall is located to the North of the village on Dean Road.

Figure 1: General Location

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm , Beachampton, MK19 6DS. Registered in and Wales No. 10749119 2/13

AW Architectural Design Ltd

Site The is approximately 182m². There is a large garden and attached paddock to the rear. The site area is approximately 0.75 hectares.

Figure 2: Location Plan

Conservation Areas, Archaeological Notification Areas & Scheduled Ancient Monuments The site is not located within a Conservation or Archaeological Notification Area, nor is it a Scheduled Monument.

Listed The site is a Grade II listed building (National Heritage List for England entry number:1213629), which is described as follows: Small house. C17, recased in brick C19. Timber frame shows to rear of right-hand bay and has central post to front, Thatch roof, half-hipped to left, central brick . 1½ storeys, 2 bays. C19 wooden casements, 3-light to ground floor and upper left, 2-light to upper right. First floor are in thatch, Central half-glazed in plain wooden surround and altered segmental head. Similar head over to right. Interior: large double-sided fireplace has cambered lintel to right; left- hand has chamfered spine beam with moulded end over fireplace.

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 3/13

AW Architectural Design Ltd

Heritage and Planning The AVDC Local Plan contains the following heritage-related clauses:

4.143 There are over 2,800 buildings, bridges, statues and other structures in the District contained in Lists of Buildings of Special Architectural or Historic Interest. Of these listed buildings over 200 are recorded as Grades I or II* and the remainder as Grade II. Buildings in Aylesbury were last surveyed in 1973. Those in were surveyed in 1994 and lists for the remaining parishes were revised between 1981 and 1985.

4.144 The objective of listing buildings is to ensure their protection. The Council has a statutory duty to have a special regard to the desirability of preserving any listed building or its setting, or any features of special architectural or historic interest that it possesses. Listed building consent is required for all works that would affect a building’s special interest including internal work.

4.146 Many listed buildings can sustain some degree of sensitive alteration or extension without loss of their special interest. Cumulative changes reflecting the history of use and ownership are themselves an aspect of the character of some buildings, but in some cases successive works of indifferent quality can cumulatively be very destructive of a building’s special interest. Alterations, even of a minor nature must respect the individual characteristics of the building and ensure the survival of as much historic fabric as is practical.

4.147 The objective of listing buildings is to ensure their protection and this is best achieved by retaining them in their original form. However the demolition of inappropriate extensions to a listed building may be permitted, provided the retained section of the building is made good.

Exterior The original C17 building is of timber-framed construction recased in facing brick and has a thatch roof finish. There is a 2-storey facing brickwork C19 extension with a clay tile roof and a single storey rear extension (circa 1970) with facing brickwork and felt flat roof.

Landscape This application does not have an impact on the landscape setting of the property.

Layout On the ground floor, in the original C17 building is the and lounge. In the C19 extension is the . The C17 & C19 buildings are linked via a doorway between the Living Room and Kitchen. The single storey rear extension accommodates a WC/utility.

There are 4 and a located on the first floor. There are two sets of . One accesses two of the bedrooms in the C17 building and the other accesses the other 2 bedrooms and bathroom in the C19 building.

PROPOSAL This application seeks permission for the renovation of an inglenook fireplace, restoration of wall finishes, new floor structure and a new opening.

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 4/13

AW Architectural Design Ltd

BATHROOM

BEDROOM 3

BEDROOM BEDROOM 2 1

BEDROOM 4

01 EXISTING FRIST FLOOR PLAN

C17 C19 circa 1970 WC/UTILITY

DINING

Inglenook fireplace

LOUNGE LIVING ROOM KITCHEN

02 EXISTING GROUND FLOOR PLAN

Figure 3: Existing Plans

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 5/13

AW Architectural Design Ltd

INGLENOOK FIRE PLACE: An inglenook fireplace has been exposed after removing a poorly built infill. It is believed the inglenook was in- filled circa 1980. The infill was delicately removed with hand tools only. The infill was not tied into the original structure, and therefore no damage was caused to the original asset by its removal. The void had been filled with rubble and shingle. As the infill had not been ventilated and the chimney had not been capped off, the have suffered from damp. This application seeks permission to renovate the fireplace and surrounding walls as detail below: 1 2 3 4

1. The lime plaster to the stonework over the beam has become loose or blown in areas. There are some areas that have been patch filled with either concrete of gypsum plaster in the past. It is proposed to carefully remove the loose plaster and modern filling by hand; ensuring the original lime plaster that is sound is retained intact. The areas to be repaired will be done so using lime to match the original finish. The areas that are of a depth greater than 15mm will be two part filled. The initial filling being haired coarse lime mortar (ratio 3:1 (sand:lime) with 2kg of natural animal hair per m³ of mortar). The second part being unhaired lime mortar (ratio 3:1 (sand:lime)) that is sponge float finished into the original lime plaster. 2. The internal walls of the fireplace are brick & stone that have many layers of paint over. The top coat is a gloss paint finish, which has caused damage to areas of the plaster. It is proposed to carefully brush off the paint back to the base finish. Areas to be filled will be done so using lime mortar (ratio 3:1 (sand:lime)). A top skim coat of fine lime plaster will be applied over. 3. It is proposed to deep clean the facing brick detail. The loose mortar will be raked out by hand and will be re-pointed using lime mortar (ratio 3:1 (sand:lime)) with a brushed finish. 4. The walls throughout the room have many layers of wallpaper that have prevented the walls from breathing resulting in the plaster falling away from the wall in many places, particularly on the stonework. It is proposed to bush back any loose lime, and re-point as required with a lime mortar. A scratch coat of haired course lime mortar will then be applied (ratio 3:1 (sand:lime) with 2kg of natural animal hair per m³ of mortar) with a top coat of unhaired lime mortar (ratio 3:1 (sand:lime)) that is sponged float finished.

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 6/13

AW Architectural Design Ltd

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 7/13

AW Architectural Design Ltd

BEDROOMS 2 FLOOR CONSTRUCTION: The floor structure of Bedroom 2 has failed, making the room inaccessible. The original joists are approximately 80x100mm timbers. As the joists are undersized for the span and loads imposed, they have failed with several deflecting to the point they have slipped off the wall plate. Due to this deflection, the vast majority of the lath has failed and the main thing preventing the plaster from falling are the several layers of lining paper that have been applied in the past. There is also evidence where areas of the ceiling have been patch repaired with plasterboard and Gypsum plaster.

It is not proposed to remove the joists, but instead remove the failed lathe and plaster ceiling to expose the original timbers. As the joists are not fit to remain structural, it is proposed to construct a new floor structure over. The new joists will sit above the existing joists on the existing spine beam and bear onto the existing wall plates that will be packed up to suit. By using this method, the original asset is being retained, and protected. The new structure will not be mechanically fixed to the original asset.

Existing floor boards to be retained and reused. Where some boards are beyond repair, they are to be replaced to match the existing.

New 50x175 floor joists over.

Wall plate packed below new joists

12.5mm plaster infill bewtween existing joists on 25x35s/w battens. Existing joist below

Figure 4: Proposed floor structure

Figure 5: Existing ceiling. This photo demonstrates where several of the existing joists have deflected to the point they have slipped of the wall plate.

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 8/13

AW Architectural Design Ltd

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 9/13

AW Architectural Design Ltd

NEW OPENING Currently Bedroom 2 has poor and dangerous access. The room is accessed off the original staircase, which is very steep. There is no landing to turn off and therefore you have to step up off the third step from the top and duck under a beam that is only 1.2m off finished floor level. It is very easy to hit your head and fall backwards down the stairs.

It is not an option to re-design the stairs as there is insufficient space to construct a new staircase that meets current Building Regulations. This would also result in loosing a large amount of the historic fabric of the original asset. Also, the low beam cannot be modified without considerable structural alterations.

As modifying the existing access is not feasible, and would have a negative impact on the original asset, it is proposed to create a new opening at the top of the other stairs in the C19 aspect of the building. The proposed opening is in the brick wall between the C17 and C19 aspects. The wall has a lime plaster skim finish. Very minor structural alterations are required as the opening can be supported using an oak lintel only.

To prevent unnecessary damage during the works to create the opening, only hand tools are to be used. If any damage is caused to the original lime skim, any remedial works to make good will be done with lime plaster to match as detailed in the works above.

As the floor levels differ between the two parts of the building, there will be 2 steps down into a . Within the lobby will be an airing cupboard.

The proposed new opening has very minimal impact on the original asset, yet provides a safe and usable point of access to Bedroom 2. The proposed opening also allows a much better link to the bathroom from Bedroom 2 as currently the journey is unsafe, especially during the night.

New opening. Oak lintel over.

Figure 6: Proposed section through new opening.

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 10/13

AW Architectural Design Ltd

BATHROOM

BEDROOM 2

AS EXISTING 01

BATHROOM

New opening. Oak lintel over.

Oak frame with stud infill. BEDROOM Modified opening approved under 2 application ref: 19/02231/ALB

Stud infill opening.

02 AS PROPOSED

Figure 7: Existing & Proposed First Floor Plan.

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 11/13

AW Architectural Design Ltd

The above photos show the current access through to Bedroom 2.

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 12/13

AW Architectural Design Ltd

The above photos show where the proposed new access to Bedroom 2 will be.

CONCLUSION The works to the inglenook fireplace are being done to bring back the original features of the property that have been lost. All the remedial works that are required are being proposed to be done in such a way that are in keeping with the original asset and will prevent any further damage occurring due to incorrect finishes being applied.

The floor structure to Bedroom 2 is dangerous and makes the room inaccessible. Although the proposed works to the floor structure of Bedroom 2 introduce a modern structure, the proposed method retains the original asset meaning there is a no loss of historic fabric. As the new joists will sit onto the existing wall plates and beam, there will be no requirement for mechanical fixing or adaptations to the original building. The existing lath ceiling is beyond repair due to the excessive movement imposed. The removal of the lath and plaster finish is also required to fix the existing joists back into position. Leaving the joists exposed will only enhance the property by exposing the original asset as opposed to hiding it.

The access to Bedroom 2 is dangerous, and makes a large element of the property unusable. As explained above, modifying the existing stairs and beam is not feasible and would have a drastic impact on the historical fabric of the building. The proposed new access has minimal impact to the original asset yet will drastically change how the building can be used and enjoyed.

In conclusion, the property has been untouched for many years and requires remedial works to prevent further damage occurring. The above works will preserve and protect the original asset and the minor modifications will only enhance its use.

AW Architectural Design Ltd Registered office: Willows 1, Mill Farm Courtyard, Beachampton, MK19 6DS. Registered in England and Wales No. 10749119 13/13