Restoration, Renovation & Extension of Existing Thatched Dwelling

Mark Stephens BA(Hons) DiplArch ARB RIBA CPHD MRIAI RIAI Conservation Accredited III

Fr. Kellys Thatched Cottage, Church View, Main Street, Adare, Co. Limerick

Restoration, renovation & extension of existing thatched dwelling

CONSERVATION REPORT

May 2019

Mark Stephens Architects, Bridge Street, Swinford, Co. Mayo Tel: 085 159 4084 Email: [email protected] Web: www.MarkStephensArchitects.com

CONTENTS:

1.00 INTRODUCTION 3

2.00 HISTORICAL BACKGROUND 5

3.00 CONSERVATION PRINCIPLES 18

4.00 SUMMARY PROPOSALS 19

5.00 DETAILED PROPOSALS 20

6.00 ASSESSMENT AND CONCLUSION 26

7.00 APPENDICES 27

This conservation report has been drafted by Mark Stephens Architects at the request of the applicants and owners of the thatched cottage (Fr. Kellys) in Church View, Main Street, Adare, Co. Limerick for the planning application to Limerick City & County Council to restore, refurbish and extend the existing thatched cottage.

Mark Stephens Mark Stephens Architects May 2019

1.00 INTRODUCTION

1.0.1 This Conservation Report has been produced for the applicants and owners of the thatched cottage (Fr. Kellys) in Church View, Main Street, Adare, Co. Limerick for the planning application to Limerick City & County Council to restore, refurbish and extend the existing thatched cottage.

1.0.2 The purpose of this report is to make an assessment of the importance and condition of the buildings, consider their condition and other actions that are necessary to secure the buildings (including conservation repairs).

1.0.3 The House is described in Limerick City & Council list of protected structures as Fr. Kellys with reference no. 862

1.0.4 The house is also listed in buildingsofireland.ie (National Inventory of Architectural Heritage) under same reference number: 21824079:

1.0.5 This report is based on my professional research and opinions as an RIAI Registered architect, accredited in Conservation Grade III with extensive

prior conservation experience working in the Ireland and UK on Listed Buildings for over 20 years as an MRIAI Registered Architect, ARB Registered, RIBA Chartered Architect.

1.0.6 This report should be read in conjunction with the Architects’ Drawings and Details prepared by Mark Stephens Architects.

1.0.7 Included in the Appendix are photographs of the existing house. These photographs form the documentation of the building prior to any works commencing. It is also proposed that photographs will be taken at every stage of the construction process in order to show that conservation principles have been used throughout.

1.0.8 As everything within the curtilage of the site is also protected (as well as the house); the outbuildings, shed, walls etc… are also deemed to be protected.

2.00 HISTORICAL BACKGROUND

2.0.1 Adare derives its name from the Irish for the Ford of the Oaks (Ath Dara). The earliest written record concerning Adare dates from 1226 but in 1839 a Viking coin hoard was discovered nearby that may have been concealed early in the second half of the 11th century.

2.0.2 The village of Adare was situated east of the Maigue River in ancient times. Over 150 years ago Adare had the appearance of an old village whose growth had been gradual. It contained 114 houses many of which were old and badly built but as the leases fell due Lord Dunraven, the proprietor demolished many of these unsightly dwellings. The village owes its present appearance mainly to Edwin, the Third Earl of Dunraven (1812-1871) who was ann Oxford Movement convert to Catholicism and an improving landlord best commemorated in the architecture of his village.

2.0.3 Today, Adare is more typical of an English setting rather than Irish with its wide main street that is lined with thatched cottages. Most of the present village is located to the west of the river.

2.0.4 Adare Manor:

The plans for the Manor House as it exists today were begun in 1832. Until then, the 2nd Earl of Dunraven and his wife, Lady Caroline Wyndham, lived in a Georgian house known simply as “Adare House” and built in the 1720s by Valentine Quin, grandfather of the 1st Earl of Dunraven. By the 1830s Windham Henry Quin, the 2nd Earl, was laid low by a crippling and painful case of gout. Once an active outdoorsman and now largely confined indoors, he was desperately in need of diversion. His wife encouraged him to immerse himself in the immense and complex task of transforming their home into a spectacular masterpiece modelled after the great houses and cathedrals of Europe, in the hopes that working on the plans would distract him from his ailment.

As it turned out, it was a magnificent and timely suggestion: the building of Adare Manor provided labour for the surrounding villagers during the terrible potato famine that devastated the country during the mid-19th century. The house was built to the highest standards of the day by talented local craftspeople, while the 2nd Earl travelled Ireland, England and continental Europe in search of architectural inspiration.

During this time, Lady Caroline Dunraven also established a School of Needlework to develop marketable skills and employment opportunities for local women: some of their magnificent work graced the walls of the Manor House for generations.

Adare Manor is a tribute to the Dunravens’ sense of exuberance, wit, and style. An example of a rare ‘Calendar House’, Adare Manor is adorned with 365 leaded windows, 52 ornate chimneys, 7 stone pillars and 4 towers to mark the annual

tally of days, weeks, and seasons in a year. The Manor House is reminiscent of a chateau, sharing many features of the 19th century Gothic Revival in Britain and Ireland, and drawing inspiration from a romantic view of the chivalric past. The building displays a wealth of gargoyles, heraldry and decorative stone and wood carvings. Many of these carvings show creatures and monsters from the Bestiary, a medieval book of mythical beasts.

The interior spaces are designed on a grand scale. One of the most renowned interior spaces is The Gallery: a 132 foot long, 26 ½ foot high expanse inspired by the Hall of Mirrors in Versailles and lined on either side with 17th Century Flemish choir stalls.

By the 1860s this grand project had transformed the family's seat—a typical Georgian mansion—into the romantic Neo-Gothic gem that is Adare Manor. Though Lady Caroline went to great lengths to establish the myth that Adare Manor was planned entirely by her husband without an architect, it is fairly certain today that much of the design work was done by James Pain who, along with his brother George Richard, had been commissioned to design numerous public buildings and country homes. Over the three decades of construction, other renowned architects also contributed to the plans: PC Hardwick and Augustus Pugin. James Connolly, a local mason, supervised the actual construction until his death in 1852.

2.0.4 (Fr. Kellys) in Church View, Main Street, Adare, Co. Limerick

The terrace of thatched cottages in Chuch View, Mainstreet were constructed as places of residence for the employees of Adare Manor. They date back to 1825 and are a mix of houses, gift shops & restaurants.

This ‘Ornamental’ cottage design was fashionable in the early 19th Century under the influence of architects such as P.F. Robinson and John Nash. In the 1820’s the 2nd Earl introduced cottages of this style to Adare. These rustic thatched dwellings set the style for future developments in the town and later buildings echoed the original architecture.

Maps & Research

Below is the map of Griffith’s valuation showing land ownership divisions (The primary valuation of Ireland or Griffith's Valuation - carried out between 1848 and 1864 to determine liability to pay the Poor rate (for the support of the poor and destitute within each Poor Law Union) - provides detailed information on where people lived in mid-nineteenth century Ireland and the property they possessed). This Valuation shows the Earl of Dunraven as the immediate leaser of the gate lodge and land in this period.

Further research in the Local Studies section of the library has the leaser of the latterly built house as Paddy Glenny who was a carpenter at Adare Manor.

The property was then bought by Father James Kelly and subsequently purchased again by the current owners Hugh & Bernadette Campbell.

Archeological Map:

The map below shows the house in question and surrounding buildings in the Department of Arts, Heritage, Regional, Rural and Gaeltacht Affairs Historic Environment map together with the specific detail:

• Below is the Aerial premium map of the terrace of houses:

• Below is the 1888-1913 Historic map of the terrace:

• Below is the 1837-1842- Historic map of the terrace (black/white)

• Below is the 1837-1842 Historic map of the terrace (colour)

• Below is the 6” Cassini map (approx. 1940’s):

2.0.4 Research was undertaken at the libraries in Limerick and other photographic sources below are records and historical photographs of the thatched cottages in Adare and other related/similar features in Adare:

3.00 SIGNIFICANT FEATURES

3.0.1 The NIAH record itemises the features that give the house it’s architectural importance at a REGIONAL level in the ARCHITECTURAL AND TECHNICAL level:

Architectural features:

Description Terraced three-bay two-storey thatched house, built c. 1830. Pitched thatched roof, overhanging and with red brick chimneystack. Rubble stone walls. Square-headed openings with replacement casement windows, timber lintels and red brick block-and-start surrounds and relieving arches. Square-headed opening with timber panelled half-glazed door, Red brick block-and-start surround and relieving arch. Rubble stone boundary wall with square-profile barrelled piers and cast-iron gate.

Appraisal:

This terrace of thatched cottages is an unusual example of the English picturesque style in Ireland. These cottages were built outside the gates of Adare Manor at the beginning of the nineteenth century to replace a collection of earlier cottages. The terrace is a highly recognisable feature within the town, which is famous for these thatched houses. They form a group with the nearby structures on the Dunraven estate. Together these structures add much to the site next to the main entrance to Adare Manor. This example retains notable features such as the red brick surrounds and overhanging roof.

4.00 CONSERVATION PRINCIPLES

The principles of our Conservation methodology will be using recognised conservation charters.

The approach for any conservation methods will be based on the Venice and Burra Charters where all surviving historical features and details are to be retained as far as practically possible.

More information on these Conservation principles can be found at: http://www.meath.ie/CountyCouncil/Heritage/ArchitecturalHeritage/ConservationGui delines/File,5356,en.pdf

Treatment of the windows and doors will follow Conservation ‘Best-Practice’ adhering to the principles set out in the documents below: http://www.clarelibrary.ie/eolas/coclare/heritage/pdfs/window%203.pdf and http://www.dublincity.ie/sites/default/files/content//Planning/HeritageConservation/C onservation/Documents/Windows%20- %20A%20Guide%20to%20the%20Repair%20of%20Historic%20Windows%202007.pdf

The proposed works will also conform to the Limerick and City County Council development plan and the Limerick Heritage Plan: https://www.limerick.ie/sites/default/files/media/documents/2018- 04/Limerick%20County%20Development%20Plan%202010- 2016%20%28with%20variation%201-3%2C%205%266%29_0.pdf

https://www.limerick.ie/sites/default/files/media/documents/2017- 10/Heritage%20Plan%202017%20-2030_0.pdf

We will also follow the accepted principles from the ICOMOS Charter and it should be noted that the Planning Authority is required to recognize the DOEHLG Statutory ‘Architectural Heritage Protection Guidelines for Planning Authorities’ and that these principles recognize that “a change of use may be the only way to ensure the survival of this historic building, particularly when the original use is no longer possible”. The existing building was as a house and the proposals are a sympathetic approach to restore this original residential usage as additional accommodation.

5.00 SUMMARY PROPOSALS

5.0.1 The outline architectural proposals are shown in the drawings below in by Mark Stephens Architects. :

Existing Plans:

Existing Elevations

Existing Section:

Proposed Plans:

Proposed Elevations

Proposed Section:

6.00 DETAILED PROPOSALS

6.0.1 It is proposed to adhere to the Venice and Burra Charters where all surviving historical features and details are to be retained as far as practically possible. Where any part is missing (parts of the skirting boards and architraves for example) these are to be replaced in a similar material/profile with a new material (see an example of where this occurs below):

Below are links to the guideline series that should be adhered to:

Iron – The Repair of Wrought and Cast Ironwork: http://www.buildingsofireland.ie/FindOutMore/Iron%20- %20The%20Repair%20of%20Wrought%20and%20Cast%20Ironwork%20(20 09).pdf

Windows – A Guide to the Repair of Historic Windows: http://www.dublincity.ie/sites/default/files/content//Planning/HeritageConse rvation/Conservation/Documents/Windows%20- %20A%20Guide%20to%20the%20Repair%20of%20Historic%20Windows%20 2007.pdf

It is proposed to demolish a rear extension and small detached shed and to construct a new extension as per the planning drawings. The existing extension and shed have been documented via record in the following drawings and annotations as ‘Documentation by Record’

6.0.2 Increasing Thermal Performance

The following are the proposals to increase the energy performance of the house whilst still adhering to conservation best practice. The proposals follow the advice in the following document: http://www.ahrrga.gov.ie/app/uploads/2015/07/Energy-Efficiency-in- Traditional-Buildings-2010.pdf

• Roof

Insulation will be added at ceiling level to the first floor (quilt):

“Traditional buildings were not fitted with attic insulation at the time of their construction. Many have been upgraded since but there may be scope for improving the existing insulation levels in many buildings. Where no attic insulation is present, the fitting of it is an easy and cost-effective way to improve a building’s thermal insulation”

Ensuring adequate ventilation above the insulation (in accordance with the Building Regulations) should be adhered to.

• Walls

External insulation cannot be considered on this property due to the historic external brick and stonework.

The proposal is to internally insulate the existing walls using a breathable system such as Caslitherm or Isover Optima system. This will allow the stone walls to fully breath yet also increase the thermal performance with a proven NSAI Accredited system specifically designed for period properties.

• Floors

It is proposed that the existing floors (non-original) are removed and a new breathable, insulated floor be introduced using Gutex ThermoFloor insulation with a Diathonite screed over. Product data sheets are included in this report.

6.0.3 Heating, Plumbing & Electrical Interventions

The general principles of addressing the Heating, Plumbing & Electrical interventions are detailed in the publication by the Department of Arts, Heritage and the Gaeltacht ‘architectural heritage protection – Guidelines for Planning Authorities’; namely:

The Installation of New Services

The introduction or alteration of services within the interior of a protected structure requires extremely careful consideration in advance. Where such proposals are made for an important interior the applicant should be able to show that detailed consideration has been given to the location and design of all proposed cabling, trunking, pipework, ductwork, air-handling units, boilers, radiators, grilles and all other new items to be installed. The location and design of the installation should be approved by the planning authority prior to any works commencing. Where the installation of new services and equipment has the potential to overload an existing structural system, the proposals should be reconsidered. In these circumstances, specialist advice may be needed.

Exposed runs of electrical trunking or pipework and ducting can be detrimental to the character and appearance of a good interior, as can poorly considered central-heating systems. However, the disruption to a protected interior and its finishes by attempts to conceal new services can also be harmful.

The installation of an intruder alarm system can have a significant impact on the fabric of a historic building. Great care is needed in selecting and locating the necessary devices and wiring. It may be acceptable for electrical wiring to be chased in, providing this does not involve unacceptable damage to important fabric or finishes. Where sensitive or rare finishes exist, surface mounting may be required and if so, it should be carefully planned in advance to avoid unacceptable visual disruption of the interior. Details of the proposed installation should be approved by the planning authority prior to any works commencing.

Alterations connected with service installations should be reversible and should not involve the loss or damage of features such as floor finishes, skirting, dados, panelling or doors.

New service installations necessary to the present function of a room should be designed, located and fixed so as not to detract from the historic interior. Where a proposed change of use, or the intensification of a current use, requires enhanced levels of services, the effect on the historic interior should be assessed. In this case, the new use of a fine room required the installation of an obtrusive lighting rig which is not only visually inappropriate but which requires extensive fixings through the decorative plaster ceiling

The method of providing or upgrading the services in a high- quality interior should be considered from the earliest stages of design. The location of pipe or cable runs and fittings should be chosen to avoid conflict with historic plasterwork, joinery or decorative finishes. Consideration should also be given to locating water services away from important elements of the interior to avoid potential damage from burst or leaking pipes

Depending on the character of the interior, it may sometimes be acceptable to provide new service installations in a distinctively modern manner. Surface mounting requires minimal contact with and disturbance of the historic fabric, therefore enabling relatively easy removal. However, consideration should be given to the potential effect of fixings on the fabric of the building

Detailed Proposals - Heating, Plumbing & Electrical Interventions

HEATING & PLUMBING

The heating system for the new house will be extended from the new extension; that is an Air to Water heat pump with underfloor heating in the new Diathonite screed.

ELECTRICAL

The proposed spaces are very similar to the existing but it is envisaged that new electrical work will be required from a safety aspect that will need to be certified by a Reccie Electrician.

6.0.4 External Works

Below is a detailed response regarding the boundary walls at the front and the rear of the property.

Following the careful cleaning of any moss/weeds from the boundary walls, the following should be undertaken:

Where there is noticeable mortar loss from the the joints between the stones or where there is a loss of pinning (smaller stones) from the larger mortar joints then the walls should be re-pointed using the following method statement:

1. Any pinning stones should be replaced 2. A lime mortar should be used which matches the original. Generally for exterior applications where compressive strength is required we would recommend a Naturally Hydrated Lime of >=5N to <=15N/mm2 (NHL5). Generally however any new lime mortar should be compatible with whatever lime mortar already exists. 3. Under no circumstances should any mortar be used that contains any Portland based cement 4. The pointing style should match the existing 5. The pointing then should be carried out in the following stages: a. Raking Out b. Washing out/Brushing down c. Mortar mixing d. Dampening e. Mortar Application f. Pinning Insertion g. Galleting h. Beating/Finishing i. Protection and Curing Details of each of these steps is detailed in the book ‘Lime Works – using lime in traditional & new buildings’ by Patrick McAfee. This and further reference reading material is included in the Bibliography and References (Section 5.0).

7.00 ASSESSMENT AND CONCLUSION

The following is a conclusion of the conservation and proposals:

In light of the research and analysis of this report, we feel that our proposals will result in the sympathetic restoration, refurbishment and extension of ‘Fr. Kellys) Thatched Cottage in Adare which is at a REGIONAL level in the ARCHITECTURAL TECHNICAL categories of special interest:

The following factors also contribute to this assertion:

All of the items that would be considered the characteristics of special interest and would be considered as important from a regional nature have been retained or sympathetically repaired or replaced where necessary, namely:

Pitched thatched roof, overhanging and with red brick chimneystack. Restored as per included method statement Rubble stone walls. Repointed where required with Natural Hydraulic Lime NHL 3.5 as required Square-headed openings with replacement casement windows, See Method Statement included as appendix regarding Windows timber lintels and red brick block-and-start surrounds and relieving arches. Square-headed opening with timber panelled half-glazed door, See Method Statement regarding the front door red brick block-and-start surround and relieving arch. Rubble stone boundary wall with square-profile barrelled piers and cast-iron gate.

All features listed in the NIAH description are to be retained and restored:

It is my opinion that the proposals as outlined will protect and retain the original spaces, fabric, character and integrity of this building of REGIONAL level in the ARCHITECTURAL TECHNICAL categories of special interest and that the impact of these works will be minimal to the protected structure.

8.00 BIBLIOGRAPHY AND REFERENCES

1. ‘Lime Works – using lime in traditional & new buildings’ - Patrick McAfee. ISBN 978-I-906429-08-9 2. Dry Stone Walls – Lawrence Garner ISBN 0 7478 0620 9 3. Irish Stone Walls – Patrick McAfee – ISBN 978 – I- 84717 – 234 – I 4. Limerick – The Rich Land by Sean Spellissy 5. Adare – A Visitors Guide published by Shannon Development 6. Old Days Old Ways – Adare Village in our Great Grandparents Time – Our Lady’s Abbey (5th & 6th Class)