The Junction Project Ballinamore

Architectural Heritage Impact Assessment

The Junction Project Ballinamore.

BLUETT & O’DONOGHUE

PROJECT MANAGEMENT ARCHITECTURE PLANNING CONSERVATION (GRADE 1) FIRE ENGINEERING

NO. 1 CHANCERY STREET, www.boda.ie NO. 2 JOHN STREET, DUBLIN 7. KILKENNY.

T + 353 (0)1 865 62 65 EMAIL: [email protected] T +353 (0) 56 77 62907

ARCHITECTURAL HERITAGE IMPACT ASSESSMENT

Refurbishment, alteration and extension of former railway buildings (including demolition of modern garage extension) to accommodate community uses including Digital Hub/Enterprise Centre, Arts Space, Youth Facility, Genealogy/Family Research Centre, Trail Head for the Cavan-Leitrim Greenway and hard and soft landscaping of the former railyard as public open space at The Square, Cannaboe, Ballinamore.

CONTENTS

1 Introduction 2 Historical Background 3 Description of the buildings and site. 4 Significance 5 The proposed development 6 Impact of the proposed works Impact on the station master’s house and the railway station Impact on the coach workshop Impact on the site and setting 7 Conclusion

SCHEDULE OF DRAWINGS

P-01 - Site Location Map S-01 - Plans, Sections, Elevations of Railway Buildings as existing, scale 1:200 P-02 - Site Layout Plan scale 1:200 P-03A - Proposed Floor Plans of Train Station Building Option A, scale 1:100 P-03B - Proposed Floor Plans of Train Station Building Option B, scale 1:100 P-04A - Proposed Floor Plan of Coach Workshop Option A, scale 1:100 P-04B - Proposed Floor Plan of Coach Workshop Option B, scale 1:100 P-05 - Railway Feature Paving Layout, scale 1:50

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1. Introduction

This Architectural Heritage Impact Assessment, together with Project Report and the Drawings listed in the Schedule of Documents, comprises the documentation for public consultation in relation to ‘The Junction’ project at the former Railway Station in Ballinamore in accordance with Part XI, Section 179 of the Planning and Development Act 2000.

This report has been prepared by Cormac O’Sullivan (Accredited in Conservation, Grade 3) of Bluett & O’Donoghue Architects with input by Michael O’Boyle, Conservation Architect Grade 1 at the request of Leitrim County Council. The buildings and site were inspected on Friday 8th. February 2019.

The methodology of the report follows the guidance set out in the Dept. of the Environment, Heritage and Local Government “Guidelines for Planning Authorities on Architectural Heritage Protection, Appendix B; Architectural Heritage Assessment Reports”.

The proposed project entails the refurbishment, alteration and extension of the former railway buildings including demolition of the modern garage extension to the station master’s house and hard and soft landscaping of the former railyard as a new civic space. It is also proposed to form of a circa 230m stretch of the Cavan-Leitrim walking and cycling Greenway extending northwards from the site towards the Sports Centre and the Community School. It is proposed to delineate the Greenway within the railyard and to modify the existing car park to allow a traffic-free connection between the Greenway and the pedestrian crossing from The Square to High Street.

The proposed new uses for the railway buildings comprise:

 A digital hub / enterprise centre (the Junction Box),  An Arts space (The Arts Platform),  A Youth facility (The Youth Platform),  A Genealogy / Family Research Centre,  A reception / trail head for the Cavan – Leitrim Greenway.

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2 Historical Background

Ballinamore Ballinamore (Béal an Átha Móir) means “Mouth of the Great Ford” and there are historical references to the settlement from 1641. There was significant expansion in the 18th century, the iron working industry prospered and the market town developed. The Lough Allen canal was opened in 1817 and Ballinamore / Ballyconnell canal followed from 1845 – 1860.

The Ballinamore Railway In 1883, Engineer, James Barton, was chosen to design the railway and the narrow gauge (3ft) Cavan – Leitrim Railway opened in 1887. The cost of the enterprise was underwritten by the Baronies, the precursors to the County Councils, in the belief that the railway would bring prosperity to the region. The line ran from the Ballinamore Headquarters to Dromod where it linked with the Midland Great Western Railway from Sligo to Mullingar. It also ran northwards from Ballinamore to Belturbet where it linked with the Great Northern line. The General Manager had his offices in Ballinamore. There were repair shops and an engine shed. The passenger station comprised of two through platforms connected by a footbridge, and a bay platform for branch trains (Ref. Figures 1 and 2).

Figure 1. Ballinamore Railway Station, 1887.

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Figure 2. Ballinamore Railway Station as depicted in 1924. The branch line to Arigna was opened in 1888 and ran westward to Drumshanbo. The coal traffic was to provide the railways main source of revenue for many years and local industry, farmers and businesses also gained access to wider markets.

After the First World War, economic recession and competition from motor vehicles caused the railway to struggle. The Local Councils were relieved of their responsibility in 1925 when the railway was taken over, and became part of the Great Southern Group, subsequently CIE, in 1945. The railway survived through the Second World War because of the demand for coal but the line was finally closed on the 31st of March 1959.

The train station was converted and extended as St. Felim’s College in the 1960’s and the locomotive shed (the Coach Workshop) was redeveloped as classrooms in the early 1980’s.

Since St. Felim’s College vacated the premises, the 1960’s school building, which linked the railway station and the coach workshop, has been removed and the former railyard is open once again to the The Square.

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3 Description of the buildings and site.

The former railway station building comprises two elements, the two bay, two storey Station Masters House facing west onto Park Road and the five bay Train Station facing east over the yard.

The railway station was built between 1885 – 1887. The Station Master’s House has a projecting entrance porch and there is a single storey store / garage extension to the north which was added in 1962. The Station Master’s House has a double-A pitched roof with natural slate finish and there is also a slated pitched roof to the single storey wing. Both roofs have decorative terracotta ridge tiles. From the evidence of the 1887 photograph, it appears one chimneystack and all the tall chimneypots of the single- storey wing have been taken down. Some cast iron rain water goods survive but generally the gutters and downpipes are modern uPVC. The chimneystacks are rendered and the two stacks of the Station Master’s House have decorative terracotta chimney pots. There are segmental headed door and window openings and the red brick external walls are embellished with bands of black and yellow brick, yellow brick hood moulds to the door and window openings and yellow brick banding above serrated dentil courses on the gables. The window units are modern uPVC throughout.

The former coach workshop is contemporary with the railway station building. It was redeveloped as school accommodation in the early 1980’s and most of the limestone external walls of the original building remain. The north wall facing the yard has 10 door and window openings with segmental brick arches. There are steel multi-pane windows and timber vertical lined doors. The wall of the centre eight bays was lowered to allow clerestorey lighting to the classrooms within.

The school accommodation took up half the internal area of the coach workshop and the other half comprises an outdoor space behind the original south façade which is now the boundary wall to the Newtowngore Road. This wall also has 10 arched openings although these have been infilled with concrete blockwork. The formerly internal face of this wall has been exposed to the elements for decades and the masonry and brickwork surrounds to the infilled arched openings are in need of repair.

The shorter east and west facades of the coach workshop have been breached at each end of the open space and there are modern screen walls. Within the lengths of original wall, some of the former arched door openings have been modified to form windows with timber and uPVC units fitted.

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4 Significance:

Both the railway building and the coach workshop are described in the National Inventory of Architectural Heritage (NIAH) and are rated as being of regional significance. The railway building is stated in the NIAH as being of special artistic, architectural, historical and social interest. The coach workshop is stated to be of special architectural and historical interest. To the north of the site, the small former goods shed, dating from 1885, now used as dressing rooms associated with the football field, is also included in the NIAH. To the north of the site, the small former goods shed, dating from 1885, now used as dressing rooms associated with the football field, is also included in the NIAH and is noted as being of architectural and historical interest.

Taken together, the train station and the coach workshop define the edges of the former railyard and although now regraded and resurfaced, this space retains the essential characteristics of the original setting of the buildings and can be adapted to enhance their setting.

The railway station building is well proportioned and the skilful use of polychromatic and curved brick with terracotta embellishments makes the structure a very good example of Victorian railway architecture in Ireland and the building contributes to the architectural heritage of Ballinamore. Internally, features which contribute to the heritage significance include original joinery, panelled doors, architraves and skirtings and some window linings.

There are also lath and plaster ceilings with modest cornices and a ceiling rose in one room.

The length and symmetry of the principal facades of the coach workshop are impressive and the structure presents an imposing elevation to the yard.

The historical and social interest of the buildings and site lies in its continuous integration, since the outset, with the life of the town, either as the train station or as a school.

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5 The Proposed Development The aim of the Junction Project is to convert the historic railway structures to new uses which have been identified as lacking in Ballinamore by the local community and to also redevelop the former railyard / schoolyard as a communal area and civic space. The proposed new uses for the railway buildings comprise:

It is proposed to locate the Genealogy / Family Research Centre (c.150sq.m.) in the Station Masters House with access from the civic space via a new extension. This will have a shared reception area to also serve the Greenway trail head.

It is proposed to locate either the Digital Hub / Enterprise Centre (Option A) or the Youth Facility (Option B) within the single storey element of the former railway station (c.100 sq.m.).

It is proposed to locate the Arts Space within the southern half of the Coach Workshop (c.200 sq.m.).

It is proposed to locate either the Youth Facility (Option A) or the Digital Hub / Enterprise Centre (Option B) in the northern half of the coach workshop (c.200 sq.m.).

It is proposed to construct a canopy over the open space within the original footprint of the coach workshop to provide “break out areas” for the new facilities and to also cater to other occasional events such as Farmers Market, musical or theatrical performances, etc.

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It is proposed to open up the 10 arched openings in the boundary wall to the Newtowngore Road. (formerly the south external wall of the Coach Workshop) which are currently infilled with concrete blockwork. This will entail;

 Biocidal spray of the ivy at least two weeks in advance of the works.  Shoring and propping of the wall and arches.  Erection of self-supporting scaffolding adequate to provide a safe working environment and to take the weight of stored materials.  Raking out of loose and friable mortar and perished brick using hand tools only.  ‘Stitching’ back to the masonry of the brickwork dressings at every third course using stainless steel ‘helibars’ bedded in lime mortar.  Filling of voids and large open joints in the stonework using gallets (flat stones) or pinnings (long thin stones) and replacement of perished or missing bricks, in tandem with careful rooting out of ivy and application of a further biocidal wash to eradicate vegetative growth.  Careful removal the infill blockwork course by course from the top down as far as footpath level while repointing and making good to the stone and brick reveals.  Laying of limestone kerbing on the top course of the remaining blockwork and application of lime render in three coats to the face of the blockwork.  Ground level within the site is circa 1.3m below the footpath outside and painted diamond lattice grilles will be set within the arched openings for safety reasons.

Following the demolition of the 1960’s school link block between the train station and coach workshop, the former railyard/schoolyard has been opened up to The Square and in combination with the Greenway, is ideally placed to provide a safe, off road, route to the Community School, the GAA Club, the Sports Centre, the children’s playground, the Scouts Den and the football pitch.

The design of the hard landscaping reflects the layout shown in the 1924 plan of the railyard (Ref. Figure 2)

In combination with the new facilities in the railway buildings, the new civic space has the potential to be a vibrant space attractive to all age groups and suitable for a wide range of uses.

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6 Impact of the proposed works

Impact on the Station Master’s house and the Railway Station.

Ref. Photos no’s 1 – 21.

 Demolition of the 1962 store / garage extension to the Station Master’s house and construction of a new extension.

The existing extension is not sympathetic to the character of the Station Masters house. The proposed extension will provide building regulations compliant accommodation, sanitary facilities and access to the Station Masters House. The form and finishing materials are in keeping with the historic structure but the detailing is contemporary. The roof ridge and eaves align with those of the original single-storey element. Although the new pitched roof will have a higher ridge line than the existing flat roofed extension, the north wall of the Station Master’s house is plain, without windows, and the material impact on this elevation is considered to be acceptable.

 Formation of a new internal door opening.

The single storey wing is made up of two separate compartments. Each has an external doorway but the spaces do not interconnect internally. It is proposed to link the spaces internally by forming a door opening at the location of the existing alcove in the party wall. The alcove is plain and the impact of this intervention on the character of the protected structure is considered to be modest. A panelled door, which would fall within the lobby for the new toilets can be reused at the alcove opening.

 Formation of toilets and a comms. room within the centre rooms of the single storey wing.

This intervention is required to allow each of the new enterprises to function independently. The facilities are located in the small central rooms so that the larger spaces can be preserved intact. The impact of this intervention will be mitigated by forming lightweight reversible partitions which will not impact on features such as the windows or fireplaces.

 Closing up of the doorway between the single storey wing and the Station Masters House and formation of a fire rated partition.

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This intervention is required to allow the new enterprises to function independently of each other. The existing door will be retained and a simple timber framed double plaster boarded partition will be formed within the depth of the wall to create an alcove in the Station Masters House. The impact of this intervention on the character of the protected structure is considered to be modest and acceptable.

 Fitting of new timber sliding sash windows in place of the existing uPVC units.

The existing windows are ungainly and the material and outward opening of the sashes is at odds with the historic character. The new windows will replicate the 2 over 2 glazing pattern evident in the 1887 photograph of the railway station and can incorporate 10mm ‘finebar’ double glazing.

This intervention will have a positive impact on the historic character of the building and will greatly enhance the appearance of the protected structure.

 In parallel with the interventions outlined above, a comprehensive programme of repairs is planned following the opening up of the fabric to close inspection to include:

. Overhaul of the roofs and floors and insulation of the attic spaces. This will likely entail repair of rafter ends and joist ends, replacement or doubling up of structural timbers, renewal of lead flashings and reinstatement of cast iron rainwater goods.

. Repointing of brickwork and replacement of perished bricks.

. Repair of lath and plaster ceilings.

. Renewal or repair of internal linings and plasters.

. Repairs to internal joinery.

The Railway Station at Dromod is a scaled down version of Ballinamore and is now the museum of the Cavan-Leitrim Railway. It remains largely unaltered and provides a wealth of detail to inform the reinstatement of original features in Ballinamore.

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There is a modern single-storey store/ garage extension at the north end of the train station dating from 1962.

View of the store/garage extension from the north.

It is proposed to demolish this extension and to construct a new extension to the Station Master’s House incorporating a reception area and ancillary facilities for the Genealogy/Family Research Centre and the Cavan – Leitrim Greenway.

The new extension will be sympathetic in design to the historic character of the train station and will enhance the setting of the protected structure.

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View of the store/garage extension from the railyard.

View of the interior of the store/garage extension..

Interior view. The structure is of basic single skin construction, without insulation and is in poor condition.

The extension is not sympathetic to the character of the Station Masters house and refurbishment as publicly accessible accommodation is not an appropriate or viable prospect.

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The roof of the Station Master’s house will be repaired. This will involve spliced repairs or doubling up of defective roof timbers, installation of breathable membrane and insulation, refurbishment of chimney stacks and replacement of chimney pots, renewal of lead flashings, reslating using sound original and salvaged materials.

The roof of the single storey element of the train station will be repaired in like manner to the Station Master’s house.

The gutters and downpipes will be replaced with new cast iron rain water goods.

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Although not original, the entrance door to the Station Master’s house is of interest and will be refurbished and redecorated.

The porch roof will be restored to the original detail as evident from the single storey element of the train station.

The brickwork of the train station is generally sound, although any open joints will require to be repointed using lime mortar.

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The brickwork of the train station is generally sound, although any perished bricks will require replacement.

The double-A roof configuration of the Station Master’s house, with central valley, has the rainwater downpipe located between a pair of narrow windows to the stairwell landing.

On the Park Road elevation the central down pipe discharges onto the roof of the entrance porch.

The modern uPVC windows will be replaced with 2 over 2 pane timber sliding slash units, as evident in the 1887 photograph, and will incorporate 10mm ‘finebar’ double glazing.

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The staircase in the Station Master’s house is of simple domestic type and gives access to four small rooms at upper level.

In order to maintain the character of the protected structure, the staircase will be retained and public access to the upper level will be by appointment only.

Headroom at the half landing is 2010mm which is adequate.

Having regard to Part B (Fire) of the Building Regulations, safety measures to be undertaken, in a manner sympathetic to the character of the protected structure, will include;

 fire rating of relevant doors into the stairwell by addition of intumescent coatings,  upgrading of fire rating of the intermediate floor  provision of fire detection and alarm system, emergency lighting, information and directional signage and firefighting equipment.

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Several original panel doors survive and will be retained and redecorated.

Note original fireplaces have been replaced with modern brick and tile fire surrounds and mantle pieces.

For fire safety reasons, one door within the single-storey wing will be relocated and a fire rated partition will be formed at the existing internal access to the Station Masters house.

The original vertical lined doors at upper level will be retained and treated with intumescent paint.

Generally, the interiors of the train station are plain but where present, ornate plasterwork will be repaired and redecorated.

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Impact on the coach workshop: Ref. Photos no’s 22 - 36.

 Construction of free-standing canopy within the open area.

The canopy will be independently structured within the open space. It will provide shelter to the back of the stone wall to the Newtowngore Road. The canopy will allow the open space to be used for a variety of activities in all weathers. Use of the open space will encourage the ongoing repair and maintenance of the historic wall and will be a positive outcome. As part of the works, it is intended to undertake a comprehensive programme of repairs to the brickwork and stonework to include the opening up of the blocked former arched windows to the Newtowngore Road.

 Restoration of the two arched door openings in the west façade and one arched door opening in the north façade.This will reverse previous alterations and reinstate the elevations to their original composition and this is considered to be a positive intervention.

 Removal of modern screen walls at each end of the open space within the original footprint of the coach workshop.

This will create generous access points to the canopied open space and will remove brick and blockwork screens which are not sympathetic in design to the historic structure. This is a positive intervention which will enhance the setting of the coach workshop.

 Refurbishment of the steel windows to the north façade.Although possibly not original, this type of window is appropriate to the previous industrial function of the coach workshop. They will be overhauled and supplemented by an internal secondary glazing system.

 Unblocking of the 10 arched openings in the stone boundary wall to the Newtowngore Road.

These were originally windows to the coach workshop which was roofed over its entire footprint, including the open area behind the wall. The footpath along the road is about 1.3m above the level of the site and painted diamond lattice grilles will be set within the arched openings for safety reasons. These are reminiscent of a common 19th. century window type used in industrial buildings.

It is considered that the interventions to the coach workshop will enhance its historic character and mitigation measures are not required. Page 19 of 28

The former classrooms and ancillary areas within the coach workshop make almost 400 sq.m. of floor space available for new uses.

The external walls of the historic structure are largely intact.

The internal accommodation is bright and airy and the finishes are generally sound. The interiors date from the early 1980’s

A row of classrooms with high ceilings offers good potential for reconfiguration to more open plan arrangements. It is proposed to divide the coach workshop internally into two sections, as an Arts Space (the Arts Platform) at the southern end and as either the Digital Hub / Enterprise Centre (the Junction Box) or the Youth Facility (Youth Platform) at the northern end.

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It is proposed to alter and extend the existing structure by creating new doorways and erecting a canopy to provide break out areas from the Arts Space and the Digital Hub/Enterprise Centre or from the Youth Facility.

The proposed canopy over the open area behind the wall to the Newtowngore Road will also allow for the staging of events in all weathers such as a Farmers Market or festival / musical performances.

It is proposed to open up the former arched windows to the Newtowngore Road. The footpath is circa 1.3m above the level of the open space behind the wall and painted metal diamond lattice grilles will be set within the arched openings for safety reasons.

The eaves line of the new canopy will parallel the top of the wall about 1500mm above it.

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At the west end of the coach workshop the modern screen wall will be removed to create a wide access into the covered open space.

At the east end of the coach workshop the modern screen wall will be removed to create a wide access into the covered open space.

The former rail yard will be hard landscaped as a civic space and communal area for all the groups based at The Junction and will reflect the layout shown in the 1924 plan of the railyard, Ref. Figure 2.

The new civic space and Greenway will provide a safe and convenient off-road route to the football field, the playground, the Sports Centre and onward to the Community school and GAA Club.

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The pair of former doorways to the coach workshop will be reinstated and will allow handling of large objects in and out of the Arts Space.

Modern partitions within the coach workshop, which obscure the original arched door openings, will be removed.

The former doorway at the north end of the coach workshop will be reinstated and can provide independent access to one section of the Digital Hub/Enterprise Centre or to the Youth Facility.

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The steel windows in the coach workshop will be refurbished and a secondary glazing system will be fitted to the inside face of the window reveal.

The inside face of the south façade of the coach workshop, which has been long exposed to the elements, is in need of repair. This will involve careful removal of ivy, filling of voids in the stonework and brickwork, ‘stitching’ of the arches with stainless steel bars bedded in mortar and repointing using lime mortar.

It is proposed to open up the former arched windows to the Newtowngore Road.

The footpath is circa 1.3m above the level of the open space behind the wall and painted diamond lattice grilles will be set within the arched openings for safety reasons.

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Impact on the site and setting

The railyard setting of the railway station and the coach workshop was repurposed as school accommodation and school yard for St. Felim’s College following the closure of the railway in1959.

Since the recent demolition of the 1960’s school building which faced The Square, and linked the railway station and the coach workshop, the full extent and potential of the former railyard has become evident.

It is proposed to reconfigure the school yard with hard and soft landscaping as a new civic space and as a communal open area for the new enterprises to be located in the buildings. The layout of the railyard is depicted diagrammatically in a plan from 1924 (Ref. Figure No. 2) and this has been taken as the basis for the design of a scheme which uses limestone and sandstone flags, concrete paving and self-binding gravel finishes to depict the line of the railway tracks and the locomotive turntable. In relation to the latter, it is anticipated that ground investigations can identify the precise location of the turntable and the prospect of restoring the actual artefact.

It is considered that the landscaping of the schoolyard will greatly enhance the setting of the historic structures and will make a positive impact on the architectural heritage interest of the site.

The Cavan – Leitrim Greenway will continue northwards from the site past the football field and the dressing rooms building which was originally a goods shed within the railyard and which dates from 1885. No works are proposed to this structure and it is considered that routing the Greenway alongside will not adversely affect its character or setting.

The former goods shed, dating from 1885, has The cycle greenway will pass by the western been long converted to use as dressing rooms side of the former goods shed. for the adjoining football pitch.

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7 Conclusion

The railway buildings in Ballinamore have lain vacant since the relocation of St. Felim’s College.

Continued vacancy is not an acceptable scenario for these historic buildings and will lead to the deterioration of the fabric and potentially to becoming a target of anti-social behaviour.

As an alternative, “The Junction” project presents an opportunity to integrate the buildings into the social and economic life of Ballinamore, and in combination with the Cavan – Leitrim Greenway, which follows the line of the old railway, to also place the site on a new route in and out of the town and thereby re-establish the historic relationship between the town and the railway station.

In terms of conservation of the architectural heritage interest of the site, The Junction Project can:

 Bring compatible new uses to the buildings which are a “loose fit” that do not require extensive alteration of the existing layouts.  Achieve the repair and conservation of the railway station building in a manner consistent with the relevant International Charters, Government and RIAI Guidelines on the protection of our architectural heritage.  Provide new ancillary facilities for the Station Master’s House within a new extension which is designed having regard to the form and materials of the protected structure.  Restore the symmetrical 10-bay north façade of the coach workshop as an elegant and imposing backdrop to a new civic space created within the former railyard.

The repair and conservation of the historic structures will safeguard the special artistic and architectural interest of the buildings.

The special historical and social interest of the site will also be maintained by introducing socially inclusive new uses which will maintain public access and return the site, in an enhanced condition, to the public realm.

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To a large extent, The Junction Project has been tailored to ensure a good outcome for the historic structures, rather than visa versa and this will be to the benefit of the architectural heritage of Ballinamore.

The implementation of the project can secure the long term future of the protected structures while also making a positive contribution to the social and economic life of the town.

SIGNED DATE: 17th. May 2019 CORMAC O’SULLIVAN, B.Arch, M.Phil, MRIAI, MIPI, IHBC. Bluett & O’Donoghue Architects

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