LF HBR Rev B 171212 Issued for Planning

STUDIO SAM CAUSER RIBA CHARTERED ARCHITECTS

PHONE +44 (0)1843 228 523 [email protected] 13 PRINCES ST, MARGATE CT9 1NP

Little Fawlsey, Daventry, Northamptonshire NN11 3BA Historic Buildings Report (integrating the Design and Access Statement)

For Atom Build Ltd acting on behalf of: The Trustees of the Fawsley Estate ISSUED FOR PLANING – URGENT WORKS November 2017 (Revision B - March 2018)

Historic England – BB98/10798 Figure 1 - Little Fawsley 1901

Studio Sam Causer Ltd is registered in England and Wales (Company number 10503207), and an RIBA Chartered Practice (no. 20020056)

CONTENTS

1.0 HISTORIC BUILDINGS ANALYSIS AND ADVICE 4

1.1 Introduction 4

1.2 Background 4

1.3 The Buildings and their current legislative status 5

1.4 Assessment of significance 5

1.5 Summary of findings 6

2.0 HISTORICAL BACKGROUND 6

2.1 The Area 6

2.2 The Knightley Family and the Fawsley Estate 6

2.3 The Building(s) 7

2.4 Ownership and Occupancy 13

2.5 Table of Figures 13

2.6 Sources 14

3.0 SITE SURVEY DESCRIPTION 15

3.1 Setting 15

3.2 The Building Externally 17

4.0 COMMENTARY ON PROPOSALS 32

4.1 Description of the proposals 32

4.2 Justification of the proposals 33

APPENDICES 34

Appendix I Northampton Historic Environment Record (HER) 34

Appendix II Listing Descriptions 35

Appendix III Listed Buildings and Curtilage 40

Appendix IV Relevant Planning History 40

Appendix V Understanding the Values 40

Appendix VI Background to the sequencing and methodology for the dismantling of stone 41 2

Appendix VII Definitions 42

Date Issued by Checked by Revision Summary of changes 21.11.17 FR FR - First Issue – Draft for comment 12.12.17 FR FR A Issued to Daventry District Council - for comment 15.03.18 FR FR B Edited version to suit issue for application for planning permission – and urgent works tender

Disclaimer: This report and all intellectual property rights in it and arising from it are the property of or are under licence to Studio Sam Causer. Neither the whole nor any part of this report, nor any drawing, plan, other document or any information contained within it may be reproduced in any form without the prior written consent of Studio Sam Causer Ltd. All material in which the intellectual property rights have been licensed to Studio Sam Causer and such rights belong to third parties may not be published or reproduced at all in any form, and any request for consent to the use of such material for publication or reproduction should be made directly to the owner of the intellectual property rights therein.

1.0 HISTORIC BUILDINGS ANALYSIS AND ADVICE

1.1 Introduction

This report has been prepared by Studio Sam Causer Ltd, on behalf of Atom Build Ltd, acting on behalf of the Trustees of the Fawsley Estate. The purpose of the report is to inform and support the Trustees as they investigate the future potential for Little Fawsley (Figure 1) (known as The Flats) and its site.

The Historic Buildings Analysis and Advice is in Section 1 with the Historical Background in Section 2; the site survey description is in Section 3. Section 4 provides a commentary of the proposals including an assessment and justification for the works.

The Northampton Historic Environment Record (HER) is contained in Appendix I. The listing description is included in Appendix II. The definition of listing buildings and curtilage are in Appendix III. Recent relevant planning history will be included in Appendix IV (Phase II). A summary of the ‘Understanding the Values’ is included in Appendix. The background to the sequencing an methodology for the dismantling of stone is included in Appendix VI and reference to relevant definitions are included in Appendix VII.

In the preparation of this report desktop and archival research of primary and secondary sources was undertaken and site visits undertaken on 6th October, 6th November, 5th December 2017 and 6th February 2018.

An informal pre-application meeting was held with the client’s representative, the architect and Rachel Booth, Conservation Officer at Daventry District Council on 6th February 2018. Subsequent correspondence between the Officer and the Architect confirmed that the following aspects of the forthcoming urgent repairs require an application for planning permission.

• Temporarily dismantle the chimney stacks to facilitate repairs, reconstruction of the same. • Thermally upgrade existing roof dormer windows • Relocation of existing external soil stacks • Removal of existing vents and flues

In addition, the following works are now also included in this application to suit findings from the detailed review of the scope of urgent repairs on site.

• Works to replace missing or plastic rainwater goods with cast iron • Works to replace the missing window to the west elevation wing W0.023 • Works to dismantle derelict existing single storey outbuilding

1.2 Background

Little Fawlsey is located 3 miles south of Daventry in Northamptonshire on a private road to the east of Fawsley Hall on the Fawsley Estate. It comprises the main building, outbuildings and a yard with two gateposts each individually listed Grade II, a garden and a stone boundary wall. The main building is the only part of the site currently in use, as privately rented flats and these are located to the first and second floors. The outbuildings are redundant. The remainder of the property is vacant and in a poor state of repair.

The Trustees are seeking to repair, refurbish and alter the property known as Little Fawsley and have appointed Studio Sam Causer Ltd as architects to prepare an options appraisal and ten-year plan for the potential viable long-term re-use of the building as:

Private rented flats

A site survey was undertaken by Consulting Structural Engineer John Edwards of Osborne Edwards on 5th December 2017 and 5th February 2018 to review the condition of the accessible chimneys and to record the condition of the roof valley photographically. An access scaffold is currently on site to facilitate these inspections and is limited to stacks 11 and 12.

1.3 The Buildings and their current legislative status

The property of Little Fawsley is not listed, however, the 2 gate piers to the entrance of the adjacent yard are listed individually as Grade II (Appendix I) Little Fawsley lies just outside the designated Fawsley Hall Park and Garden, listed Grade II*. It is not in a Conservation Area.

Adjacent designated assets also outside of the designated Park and Garden: Fawsley Farmhouse Grade II Fawsley Farm Well House to South West Grade II* Adjacent designated assets within the designated Park and Garden are:

Dower House, Fawsley Park Scheduled Church of St Mary Grade I Fawlsey hall Grade I Fawsley Hall Stable Block Grade II The Arch Gate Grade II

1.4 Assessment of significance

In understanding the significance of Little Fawlsey, reference has been made to the listing description, the heritage values as defined by English Heritage (Historic England) publication Conservation principles: Policies and Guidance (2008) (Appendix III) and the ‘Historic Environment Good Practice Advice in Planning 3 – The Setting of Heritage Assets‘ (2015).

Historical Value (Illustrative): Little Fawlsey is a non-designated asset which has two designated structures; the two gate piers of the adjacent redundant stable yard space (Appendix I) which are individually listed. Both are listed grade II and have group value and dated as late 17th century. Little Fawsley is annotated on the estate map of 1741 as a much smaller structure, with, out-buildings within a defined boundary. Part of the structure may therefore be of a similar date to the gate piers. Further archival research is required to establish this and particularly the Tithe map of the 1840’s may provide further evidence of the form of the building in the late 17th and early 18th centuries. The property appears to have been extended from a mid 18th century property to the east and west and there are a number of later 20th century changes to the front and rear elevations.

Little Fawsley lies to the east of the defined Grade II* park and garden designating the landscape park attributed to Capability Brown and is therefore not deemed to be within the curtilage of the Park, however it does lie on one of the approaches to Fawsley Hall and this is clearly defined on the 1741 estate map as a tree lined approach from the west.

Some records identify the property as a former rectory but this has not been proven to date and further archival research would be required to establish if this was the case and if this use relates to the nearby church.

Little Fawsley is a modest estate house set within its own garden constructed from the local ironstone and was (from the historic evidence collated to date) was the home of the estate steward/baliff or agent. Later historic maps identify the ha ha to the south of the rear garden and this may relate to later aggrandisement of the property at the end of the 19th century when Sir Charles Valentine Knightley lived there.

Historical Value (Associative): Little Fawlsey has associative value to the Knightley family and the Fawsley estate. It has particular cultural links to the diarist Lady (Louisa Mary) Knightley (1842 – 1913) (married to Sir Rainald Knightley (3rd baronet 1819 – 1895) who is known to have stayed there in the early 20th century with her second cousins (by marriage) Charles Valentine Knightley and his wife Juliet, when she needed to rent out Fawlsey Hall due to financial constraints. Charles Valentine Knightley (1853 – 1932) became the 5th baronet in 1898. 5

Aesthetic Value: The aesthetic value of Little Fawsley lies in its distinct mass and form and its clearly defined setting on a ridge. It commands views of the valley to the north and south and would have a distinct form in the landscape (when viewed from the southerly approach) when the tree line is not as overgrown as today. Later alterations have provided distinct bay windows to the south, which may represent one or more eras of enlargement. It is not yet known if the property was enlarged by the Architect Anthony Salvin who is known to have made alterations to Fawlsey Hall in 1867-8 and further archival research is required to establish if he undertook any work on Little Fawsley at or around the same time.

1.5 Summary of findings

The Phase I report provided the basis for an understanding of the significance of Little Fawsley and enabled an evaluation of the understanding the heritage values. The archival research has provided the background to occupancy and the historic record photographs located to date are evidence of changes in the 20th century.

The review of the exterior of the building has informed the developmental phases of the buildings history. The building interior is only partially accessible at the current time and no internal opening up or investigations have been undertaken to date. To date no previous architect’s drawings have been located and it is not known if changes in the 19th century were undertaken by Anthony Salvin who was undertook alteration to Fawsley Hall.

It is anticipated that further research and investigations will be undertaken as part of a future phase/version of this report and that this will be focussed on the requirements of informing and supporting proposals for change.

2.0 HISTORICAL BACKGROUND

2.1 The Area

Little Fawsley is situated on the Fawsley Estate near Daventry in Northamptonshire.

2.2 The Knightley Family and the Fawsley Estate

The Fawsley estate had been in the Knightley family since 1416. And had been enlarged several times. Changes marked on the 1741 estate map show new areas of shrubbery around the dams for the three main lakes and a winding route running north-east to south-west across the park (www.capability brown.org).

‘The Knightley’s had been at Fawsley, which is about 10 miles west of Northampton in surprisingly remote countryside, for long centuries. Their monuments crowd the ancient church, and hall and church are situated in a watery vale. Fawsley was a noted lost village though cleared for sheep-grazing a good two centuries before Lancelot’s arrival. He had been making the lake and plantations in the valley for several years and the Knightley’s home, as so many other houses of his clients, had become his convenient overnight halt’ (Brown, 249 – 250).

There is no reference to Little Fawsley in the Northamptonshire Pevsner; it includes reference to the nearby Hall, Church and the Dower House all within the Grade 2* Deer Park (Appendix II) laid out by Capability Brown (Pevsner 2002). The mid 1760’s were Brown’s busiest years. In 1763 or 1764…he began work at Fawsley, Nothamptonshire (Hinde,123) for Lucy Knightley Esq. (Stroud, 1984). Brown dammed one of the lakes and carried out new planting in the park. There is no plan of Capability Brown’s work at Fawsley, but his accounts show that he was working for Lucy Knightley from the mid 1760s (www.capability brown.org). It’s thought that Brown cleared trees within the park, adding specimen trees and new clumps. Diarist Horace Walpole noted that Brown was at Fawsley in 1763. Years later, Brown’s own letters refer to a night spent at the estate in December 1775, which is in line with his habit of staying with former clients during his travels. Brown’s account book shows that he was paid £700 (almost

£1.2 million in 2015) in 1765-66 by Lucy Knightley. There was a second contract in 1767 – 68 for £550 (£938,400 in 2015). In 1763 Horace Walpole referred to ‘the ground Brown is laying out and making a large piece of water’. By that time there were already three major lakes at Fawsley – Horse Pond, Big Waters and The Canal – to the north, south and east of the house. The map evidence suggests that Brown was broadening part of the canal, rather than forming a new piece of water. A comparison between the 1741 estate map and the 1885 Ordnance survey First Edition (to be located in Phase II) shows a new dam built across the ‘great piece of water’ crossed by the Knightley Way footpath. This is thought to be Brown’s work. The 1885 map also shows a winding new route across the park from north-east to south-west, something that was pencilled onto the 1741 estate map as ‘new road’. The road included views of the ruined Dower House in the park and appears to have replaced a formal double avenue of trees. Brown is thought to have made suggestions for new areas of planting around the dams for the three main lakes. Shrubberies were drawn in dark green on the 1741 map. The later map records how trees have been cleared in the park and replaced by more natural clumps and open grassland, as well as individual specimens. Brown may also have planted Houseground clump in a field to the west of the park. (www.capability brown.org).

The Knightley family kept the estate until the 1930’s. It remains in private ownership and is run by the Trustees acting on behalf of the Gage family.

2.3 The Building(s)

Northampton Record Office (Subject to Copyright clearance) Figure 2 - 1741 Estate Map

Little Fawsley is on the Fawsley Estate and lies west of Fawsley Hall (now Fawsley Hall Hotel and Spa) on the main private road labelled ‘Road from Charwelton’ providing access to the Hall on the east of the estate. The land is annotated as “Gravel Pit Ground’. The earliest map (Figure 2) that shows Little Fawlsey is the hand coloured estate map dated 1741 where building is annotated in red as a T -shaped plan form with out-buildings to the east and south of the site.

National Library of Scotland (Subject to Copyright clearance) Figure 3 - Historic Map 1812

In the 1841 census (HO107/798/14), other than the Hall itself, the most notable Fawsley property contained two separate households within it: first the household of Edward Reeve, a farmer, with his wife and six children; second, the household of Mary Deakin, a governess and four servants. This property with two households is followed in sequence by a record of the dwelling occupied by William Clark as Baliff with a manservant and House servant and this may be a reference to Little Fawsley and requires further archival verification.

The 1851 census (H0107/1741) lists a second household with John Payne as Surveyor living with widow Mary Clark and 1 House servant and two farm labourers in an unnamed property, which is followed in the sequence of returns by the dwelling of John Johnson, his wife and six children, a visitor and six servants. This requires further archival verification.

Northampton Record Office (Subject to Copyright clearance) Figure 4 - 14th May 1852 estate plan

The 1861 census (RG9/942) refers to the building as ‘The Steward’s House’ , home of Wiliam Lindsay aged 47 - Farm Baliff, a herdsman as a servant. John Johnson, six children and three servants were living in the Farm House. The 1885 census return has Charles Valentine Knightley aged 47 “living on his own means’ living with his wife Juliet and 4 servants (cook, 2 housemaids, and a Parlourmaid.

The 1871 census (RG10/1490) refers again the ‘The Stewards House’ with Mary Ann Pratt widow and servant aged 36 working as a cook with a servant and a groom and gardener. The same census also refers to the Baliff’s House with James Miller as the Farm Baliff aged 61 as a widower with a housekeeper Ann Scott aged 60 and a lodger.

The 1881 (RG11/1556) census lists a Thomas? Miller as a Forester aged 71 and Ann Scott aged 72 living in a cottage on the estate. Little Fawsley may be referred to as ‘Estate Office’ with head of the household Richard Waters aged 55 as Agent with a visitor, House maid, Cook and Groom.

In 1881 Charles Valentine Knightley was an unmarried barrister living in Berkhamsted (Gordon).

The 1891 census (RG12/1204) refers to the ‘Agent’s House’ with Charles Valentine Knightley aged 37 as Estate Agent with his wife Juliet, two visitors, a Cook, Parlourmaid, Housemaid and Kitchen maid.

Northampton Record Office (Subject to Copyright clearance) Figure 5 - 1892 Historic Ordnance Survey Map XLIII

Sir Rainald Knightley 3rd Bart died in 1895 on the death of his widow (Lady Louisa) the title and land would pass to Rev’d Valentine Knightley who was 83. To safeguard the estate from a second set of death duties Valentine signed a deed releasing his interest for life to his nephew and Rainald’s second cousin, Charles Valentine Knightley who succeeded as the fifth baronet in 1898 (Gordon, 1999). Charles Valentine Knightley…had practised as a lawyer but he was also a keen agriculturalist and became the agent at Fawsley in 1885.

A significant change took place on the estate between 1871 and 1881 (Figure 4) (Figure 5). Up to and including 1871 there seems to have been a substantial farm house on the estate, but this is not seen – at least not described as such – from 1881 onwards, yet it appears to have been a large dwelling. What is described as the Steward’s House in 1871 seems to have contained a household of a very modest size. If the farmhouse did not develop into the house later occupied by Charles Vallentine Knightley, then what happened to it?

The continuing effects of the agricultural depression – rents in Northampton fell by 41 per cent between 1874-8 and 1894 – 8. In January 1889 Louisa was re-engaging former employees but by 1912 many had to be dismissed. Letting the House (Fawlsey Hall) from time to time would be a useful source of income though Louisa was reluctant to do so. From time to time she stayed with Charles and Juliet at the Steward’s House, an eighteenth century former rectory, not far from the Hall (Gordon 1999).

National Library of Scotland (Subject to Copyright clearance) Figure 6 - 1900's Historic Ordnance Survey map

By 1900 (Figure 6), a new road has been created to the south-west. Little Fawsley appears to be distinct from the westerly out buildings on the site.

By 1901 (Figure 7) (Figure 8), Little Fawlsey appears to have been enlarged laterally and is closer to the plan form we see today. The southern garden has been demarcated by a ‘Ha-Ha’ which is also still evident today; albeit rather overgrown. The road has been remodelled to the south-west of the building. By 1901 the building was referred to as ‘The Stewards House’ and this continued until post Second World War (Figure 9) and relates to the occupancy of Charles Valentine Knightley and his wife Juliet. Charles Valentine Knightley is listed as ‘Landowner’ aged 57 and his wife Juliet aged 54 are listed in the 1901 census return (RG13/1432) as living at the property with no children and with 3 servants (Cook, Housemaid and Kitchen maid). The property is listed as having 12 rooms (excluding scullery, landing, lobby, closet, bathroom, warehouse, office or shop).

Northampton Record Office (Subject to Copyright clearance) Figure 7 - 1901 Historic Ordnance Survey Map

Historic England – BB98/10804 Figure 8 - Rear south facing elevation 1901

National Library of Scotland (Subject to Copyright clearance) Figure 9 - 1920's Historic Map

2.4 Ownership and Occupancy

1841 William Clark Baliff 1851 John Payne Surveyor 1861 William Lindsay - Baliff 1871 James Miller (Baliff’s House) - Farm Baliff/Mary Ann Part - Cook (Steward’s House) 1881 Richard Waters (Agent) 1885 -1913? Charles Valentine and Juliet Knightley (exact dates to be verified by further research – Phase II) 1939 - Lt. Col Badcock and Mr R Blyth – Adcombe Gun Dog Kennels

(NB. Post Second World War occupancy pending further research – Phase II)

2.5 Table of Figures

Figure 1 - Little Fawsley 1901 ...... 1 Figure 2 - 1741 Estate Map ...... 7 Figure 3 - Historic Map 1812 ...... 8 Figure 4 - 14th May 1852 estate plan ...... 9 Figure 5 - 1892 Historic Ordnance Survey Map XLIII ...... 10 Figure 6 - 1900's Historic Ordnance Survey map ...... 11 Figure 7 - 1901 Historic Ordnance Survey Map ...... 12 Figure 8 - Rear south facing elevation 1901 ...... 12 Figure 9 - 1920's Historic Map ...... 13 Figure 10 - Approach from south 2017...... 15

Figure 11 - Boundary wall to south west corner 2017 ...... 16 Figure 12 - View from the north east 2017 ...... 16 Figure 13 - North facing facade 2017 ...... 17 Figure 14 - North facing facade 2017 ...... 18 Figure 15 - North facade lean-to entrance 2017 ...... 19 Figure 16 - East end abutment to out-building 2017 ...... 20 Figure 17 - South facing facade 2017 ...... 21 Figure 18 - South facing facade 2017 ...... 21 Figure 19 - South facing facade west end 2017 ...... 22 Figure 20 - West facing elevation 2017 ...... 23 Figure 21 - West facing elevation of extension 2017 ...... 24 Figure 22 - Infill entrance to west elevation 2017 ...... 25 Figure 23 - West end extension 2017 ...... 26 Figure 24 - South facing elevation to extensions at west end 2017 ...... 27 Figure 25 - East facing elevation 2017 ...... 28 Figure 26 - Existing condition of chimney stack to northern roof slope 2018 ...... 29 Figure 27 - Existing condition of a chimney stack to the southern facing roof slope 2018 ...... 30 Figure 28 - General view of flat roof area - as existing 2018 ...... 31 Figure 29 - Fawsley Hall Park and Garden boundary ...... 37

2.6 Sources

Primary Sources in the following Archives Northampton Record Office – Local Studies and Archive Census of England and Wales HO 107/798/14, 6/7 June 1841 Northampton Record Office – Local Studies and Archive Census of England and Wales HO 107/1741, 30/31 March 1851 Northampton Record Office – Local Studies and Archive Census of England and Wales RG 9/942, 7/8 April 1861. Northampton Record Office – Local Studies and Archive Census of England and Wales RG 10/1490, 2/3 April 1871 Northampton Record Office – Local Studies and Archive Census of England and Wales RG11/1556,3/4 April 1881 Northampton Record Office – Local Studies and Archive Census of England and Wales RG12/1204, 5/6 April 1891 Northampton Record Office – Local Studies and Archive Census of England and Wales RG13/1432, 31 March/1st April 1901

(Kelly’s Directory (to be confirmed pending further research – Phase II)

Secondary Sources Brown, J (2011) The Omnipotent Magician – Lancelot ’Capability’ Brown 1716 – 1783. London: Chatto & Windus. Gordon, P (ed.) (1999) Politics and Society: The Journals of Lady Knightley of Fawsley 1885 to 1913. Northampton: Northampton Record Society. Hinde, T (1986) Capability Brown: The Story of a Master Gardener. London: Hutchinson. Pevsner, N & Cherry B (2002) The Buildings of England: Northamptonshire. London: Yale University Press. Stroud, D (1984) Capability Brown. London: Faber and Faber. Northamptonshire Gardens Trust (2016) Lancelot ‘Capability’ Brown: The man and his work in Northamptonshire’.

Websites: www.capabilitybrown.org accessed on 4th October 2017.

3.0 SITE SURVEY DESCRIPTION

3.1 Setting

Fawsley is a village and parish 4.5 miles south of Daventry and ‘ten miles west of Northampton’ (Brown 2011). Little Fawsley sits as an isolated building with an adjacent yard and accompanying outbuildings on the Fawsley Estate. It is situated adjacent to the main private road (Figure 10) (Figure 11) through the 300 acre estate at the junction of the road leading to the former vicarage located to the south. The entrance to the yard to the west of the main building has two gate piers; they are individually listed. One of the gate piers has lost its ball finial; this lies in pieces at the base of the gate pier.

Studio Sam Causer Ltd Figure 10 - Approach from south 2017

Studio Sam Causer Ltd Figure 11 - Boundary wall to south west corner 2017

Studio Sam Causer Ltd Figure 12 - View from the north east 2017

3.2 The Building Externally

Little Fawsley is comprised of the main house, outbuildings surrounding the adjacent extant Stable Yard, a boundary wall and garden.

Main House – North Facing facade Little Fawsley is a detached property comprising cellar, ground, first and second floor (attic storey) (Figure 12). It is currently sub-divided into 3? Flats privately rented to staff from the Fawsley Hall hotel. The ground floor and cellar are currently vacant.

Studio Sam Causer Ltd Figure 13 - North facing facade 2017

The main facade is north facing and constructed with random dressed coursed ironstone with solid stone lintels and cills and larger stone quoins defining the window openings. The chimneys appear to have a base of ironstone with a dressed limestone upper section terminating on a dressed moulded coping with what appears to be modern pots. The fenestration is timber sashes of a variety of types mainly 'six over six' with some 'eight over eight' sashes with side lights.

Studio Sam Causer Ltd Figure 14 - North facing facade 2017

The central gable to the north facing elevation appears to reflect a symmetrical façade to what is considered to be the oldest part of the property and this may be a later alteration. The central part of the elevation indicates stone which has weathered to a greater extent than the adjacent extensions. There is a notable triangular ‘scar’ above the central sash window which indicates a previous porch abutment/entrance. The scar is more evident in the historic record photograph of 1901 (Figure 1). The western part of the façade appears to be a later addition and is constructed to abut what may have been the original west facing gable of the central section of the house (Figure 15).

Further historic changes are evident to the upper sections of coursed stone which is of a consistent weathering across the whole of the north façade.

To the eastern end of the façade is a porch which does not relate architecturally to the gable above or the first-floor fenestration. It may be a later addition or it may be the original porch re-located, it appears later due to the abutment detailing at its junction with the main house as the stone abuts in a straight joint to both sides and is not coursed at the internal angle as you might expect if it was contemporary with the adjoining walling. To the right and side of the porch an original sash has been replaced with a modern timber and glazed door with side lights. All the extant dormers extant and the original ground floor sash removed to form the modern entrance door can be clearly seen in the 1901 historic record photograph (Figure 1).

To the west of the elevation there is a low-level lean-to construction which is evident in the 1901 historic record photograph, however the recessed entrance door and steps to the north side are a modern intervention (Figure 15) (Figure 16).

The roof appears in reasonable condition and has not been inspected or reviewed in detail, there are some missing slates. The westernmost chimney stack appears to have some movement and this is due to be reviewed by the consultant structural engineer. All the windows to the façade are in a poor state of decorations and in need of review in terms of the extent of repair and level of overhaul required. The rainwater goods to the façade appear to be cast iron and are in a poor state of maintenance with some downpipes disconnected from the guttering they serve. All lead flashings will need to be reviewed closely to establish their 18

condition. The façade has various areas of ivy which has undermined the guttering to the west end and is likely to have caused some underlying damage to the pointing of the stone walling. The elevation is disfigured by various soil pipes some of which can be seen in the 1901 historic record photograph and more modern additions are extant today.

Studio Sam Causer Ltd Figure 15 - North facade lean-to entrance 2017

Studio Sam Causer Ltd Figure 16 - East end abutment to out-building 2017

The east facing gable to the Stable Yard abutment is constructed with the same random coursed ironstone as the main façade. There is evidence of a blocked-up doorway just above the modern window and there may have been steps up to this level which are now lost. From the evidence of the historic maps and the plan form, it is likely that this out-building forms part of the oldest part of the property and may represent the grey outbuilding on the 1741 map. Internal access is not currently available and this may assist in providing further evidence.

Main House – South Facing elevation The South facing elevation is constructed with the same random coursed ironstone to the eastern wing which is set back from the central symmetrical arrangement of two bays to either side of an external door to the garden. The central symmetrical element however, differs with a far higher coursing arrangement and with a more obvious weathered patina. The eaves line is consistent and the roof appears in reasonably good order as viewed from the ground. Closer examination will provide a more

The two central bays are alike formed in dressed stone whereas the eastern bay is alike at ground floor level but differs at the parapet and at the first-floor apron detail where is shorter in height than the other two. The evidence that this end of the house is later is shown ion the 1901 historic record photograph ( Figure 8) (Figure 17). The sash windows appear later and may be Edwardian as a ‘one over one’ configuration to the bays and ‘two over one’ or ‘two over two’ arrangement, with the easternmost window having side lights. The central external door case is framed in a different stone and is a strange design which appears to be 20th century. The rear roof scape has two later 20th century dormer windows to the easternmost. The chimneys all correspond to the description as the north elevation.

The western two storey extension has a red stock brick base to the Ground floor and render band separating this from the upper ironstone elevation. The lower brickwork appears to have been painted white and may have been internalised in a conservatory. There is however, no evidence of an abutment to the main building but this may be concealed behind the ivy growth. The abutment between the out-building and the main building is not coursed through and this together with the brickwork suggests that the out-building is likely to be a more contemporary addition.

Studio Sam Causer Ltd Figure 17 - South facing facade 2017

Studio Sam Causer Ltd Figure 18 - South facing facade 2017

Studio Sam Causer Ltd Figure 19 - South facing facade west end 2017

Studio Sam Causer Ltd Figure 20 - West facing elevation 2017

Main House – West Facing elevation The westernmost out-building extension (Figure 19) has the same red stock brick as its south facing elevation and is rendered from ground to eaves level. The render is cementitious and modern. It has failed at the plinth and there is evidence of structural movement to the lintel. The stone cill to the missing window opening is badly worn and is damaged. Its condition suggests a much older piece of stone possibly reused in the brick elevations(?)( Figure 21).

Studio Sam Causer Ltd Figure 21 - West facing elevation of extension 2017

Studio Sam Causer Ltd Figure 22 - Infill entrance to west elevation 2017

Studio Sam Causer Ltd Figure 23 - West end extension 2017

Studio Sam Causer Ltd Figure 24 - South facing elevation to extensions at west end 2017

Other extensions to the west end of the main building are also constructed in brick (Figure 24) with modern concrete roofing. Windows are in a very poor state of dilapidation with some elements of the frame missing completely.

Main House – East Facing elevation The east elevation is constructed as the north in random coursed ironstone with an presently unidentified quoin stones and solid lintels to match. The fenestration is timber sashes with a ‘nine over nine’ configuration to the ground and first floor generally. The east elevation windows differ from the north elevation in terms of the joinery details.

Studio Sam Causer Ltd Figure 25 - East facing elevation 2017

Atom Build Figure 26 - Existing condition of chimney stack to northern roof slope 2018

Atom Build Figure 27 - Existing condition of a chimney stack to the southern facing roof slope 2018

Atom Build Figure 28 - General view of flat roof area - as existing 2018

4.0 COMMENTARY ON PROPOSALS

4.1 Description of the proposals

• Temporarily dismantle the chimney stacks to facilitate repairs, reconstruction of the same.

The proposals are to dismantle and re construct each of the stone chimney stacks to the main house. A scaffold access has been constructed around Stack No. 12 and this has been investigated and found to be unstable. The other stacks which were accessible from the flat roof area between the northern and southern roof ranges (Figure 26) (Figure 27) were also inspected by John Edwards, Structural Engineer (Osborne Edwards) (See Appendix V of the specification) from the flat roof area of the main house and found to have similar issues relating to their stability.

• Thermally upgrade existing roof dormer windows

The existing dormer windows are not considered to be original and appear to relate to the upgrading and extension to the east side of the original building. They are in a poor state of repair and in tandem with the repairs to the main roof coverings, it is proposed to reconstruct the dormer cheeks to insulate them in line with thermally upgrading their roofs and the adjacent main roof as a ‘cold roof’ construction to meet current Building Regulations (Figure 13) (Figure 14) (Figure 15) (Figure 17).

• Relocation of existing external soil stacks

The building has been subject to ad hoc upgrading in the more recent past to convert it to flats. The result is that much of the drainage is located on the exterior of the building. It is unsightly and in most cases in a poor state of repair. It is proposed to remove all the existing external pipework and relocate this via internal vertical service risers to the flat roof area of the main roof where it would not be visible (Figure 13) (Figure 15) (Figure 18) (Figure 25).

• Removal of existing vents and flues

In tandem with various modernisations as note above top facilitate the use of the building in being sub divided into flats the building has had various grilles, flues and vents located through the external facing stonework. As part of the urgent repairs, it is intended to remove these vents and to re locate any new facilities via vertical risers internally (Figure 13) (Figure 15) (Figure 18) (Figure 25).

• Replacement of plastic and or missing rainwater pipes with cast iron

The building has suffered from ad hoc changes to the rainwater goods including gutter and downpipes and some of these have been renewed in plastic. As part of the urgent repairs works it is intended to overhaul and repair all existing pipework and replace any plastic rainwater goods with cast iron painted to match the existing adjacent cast iron goods where they survive and are capable of refurbishment. Any damaged pipework or guttering that is beyond repair will be replaced on a ‘like for like’ basis in cast iron and re decorated (Figure 13) (Figure 15) (Figure 18) (Figure 25).

• Works to replace the missing window to the west elevation wing W0.023

The window to the ground floor west elevation wing is missing and as part of the urgent repairs works it is intended to replace this as a traditional timber sash window in a style and pattern to match the existing adjacent windows to the west elevation (Figure 21).

• Works to dismantle derelict existing single storey outbuilding

The existing low single storey brick out building to the west side of the main house is modern and has a concrete roof. It is in a vulnerable state of repair and is an unsightly modern addition (Figure 24). It is proposed to remove it to improve the setting of the house and the original 32

out buildings adjacent and to facilitate repairs to the outbuilding roof nearest to the house which has a collapsed roof and in need of temporary support and repair in a future phase.

The proposals in this phase of the works are primarily related to urgent repairs to the fabric and this application is required to seek consent for aspects which will have a material impact on the existing undesignated heritage asset. The proposals do not include any upgrading or changes to the property to suit the Equality Act 2010. The property can currently accommodate step free access via the west elevation. There are also no changes to vehicular or public access to the building as part of the proposals.

4.2 Justification of the proposals

The main building is currently in a poor state of repair and has not had any significant maintenance in many years. The items above represent material changes to the exterior of the building and need to be undertaken as soon as possible to ensure that the building fabric does not suffer from further rapid deterioration.

The works to dismantle and rebuild the original and existing stone chimney stacks is an urgent structural repair and as such is a justifiable intrusion into the historic fabric. Although the building is an undesignated heritage asset, the works are intended to be undertaken by suitably qualified and experienced stonemasons who will be experienced in recording the stacks prior to dismantling, carefully dismantling and recording any unexpected finds as well as the new interventions made to stabilise and repair the stacks in-situ all in accordance with the background document as included in Appendix V of the specification and to be included with the tender documentation issued to the contractors.

The works to thermally upgrade existing roof dormer windows will facilitate repairs to the dormers which have not been maintained. There will be an enhancement to the visual width of the dormer cheeks which would be beneficial not only in aesthetic terms as the existing overhanging roof appears significantly wider than the dormer construction below. The new construction will also provide enhanced thermal performance to the domestic accommodation of the flats at the second floor resulting in a longer term viable use for the building.

The works to the soil stacks, rainwater goods and existing flues and vents are all benefits to the heritage asset and will greatly improve the external façade in de-cluttering it and repairing the ad hoc holes etc. that are a result of the former inappropriate interventions.

The proposed works to replace the missing window to the west elevation wing W0.023 will provide a benefit by providing a secure and weathertight enclosure to the building which is currently vulnerable as the elevation at this level is open to the elements and potentially makes the building vulnerable to unauthorised access. A new painted timber sash to a traditional design to match the existing adjacent will enhance and improve the façade at the west end.

The works to dismantle the existing single storey out building are justified in terms of its present condition which has resulted in it being unsafe to enter. Its removal will greatly improve the south elevation. Its removal is deemed to have a neutral impact on the undesignated heritage asset.

APPENDICES

Appendix I Northampton Historic Environment Record (HER)

HER Number: 304/1/2 Type of record: Building Name: Right Gatepier to Stable Yard, Little Fawsley Summary: Not yet available Monument Types • GATE PIER (Post Medieval to Modern – 1650 AD? To 1999 AD?) Protected Status: (II) 5/84: Little Fawsley, right gatepier to stable Associated Finds – None Associated Events • Listed Building Survey, 1985

Full description {1} Right gatepier. Late C17. Dressed ironstone. Moulded plinth and cornice, plain piers, ball finial. <1> Clews Architects, 1980s. Database or Listing of Historic Buildings of Special Architectural Interest: Northamptonshire, 5/84 (checked) (Digital Archive). SNN 102353 <2> Listing of Historic Buildings of Special Architectural Interest (“Greenback”), F05 (unchecked) (catalogue). SNN44900.

HER Number: 304/1/2 Type of record: Building Name: Left Gatepier to Stable Yard, Little Fawsley Summary: Not yet available Monument Types • GATE PIER (Post Medieval to Modern – 1650 AD? To 1999 AD?) Protected Status: (II) 5/83: Little Fawsley, left gatepier to stable Associated Finds – None Associated Events • Listed Building Survey, 1985

Full description {1} Left gatepier. Late C17. Dressed ironstone. Moulded plinth and cornice, plain piers, ball finial. <1> Clews Architects, 1980s. Database or Listing of Historic Buildings of Special Architectural Interest: Northamptonshire, 5/83 (checked) (Digital Archive). SNN 102353 <2> Listing of Historic Buildings of Special Architectural Interest (“Greenback”), F05 (unchecked) (catalogue). SNN44900.

HER Number: 304 Type of record: Monument Name: Little Fawsley Summary: Not yet available Monument Types • MONUMENT (Post Medieval to Modern – 1650 AD? To 1999 AD?) Protected Status: (None) Associated Finds – None Associated Events • Listed Building Survey, 1985 Full description Related Records

304/1 Parent of: Possible Post Medieval Farm (Monument)

Available at http://www.heritagegateway.org.uk

Appendix II Listing Descriptions

Little Fawsley, Left Gatepier to Stable Yard

List Entry Number: 1075283 Location: Little Fawlsey, Left Gatepier to Stable Yard The building may lie within the boundary of more than one authority County: Northamptonshire District: Daventry District Type: District Authority Parish: Fawsley National Park: Not applicable to this List entry Grade: II Date first listed : 24th February 1987 Date of most recent amendment: Not applicable to this List entry Legacy System Information: Legacy System: LBS UID: 360573

Asset Groupings: This List entry does not comprise part of an Asset Grouping. Asset Groupings are of part of the official record but are added later for information.

List Entry Description Summary of Building Legacy record – This information may be included in the List Entry Details. Reasons for Designation Legacy record – This information may be included in the List Entry Details. History Legacy record – This information may be included in the List Entry Details. Details Fawsley SP55NE 5/83 Little Fawsley, left gate pier to stable yard GV II Left gatepier. Late C17. Dressed ironstone. Moulded plinth and cornice, plain piers, ball finial. Listing NGR: SP5561656945 Selected sources: Other: register of Parks and Gardens of Special Historic Interest in England Part 30 Northamptonshire. Map: National Grid Reference: SP 55616 56945

Little Fawsley, Right Gatepier to Stable Yard

List Entry Number: 1367088 Location: Little Fawlsey, Right Gatepier to Stable Yard The building may lie within the boundary of more than one authority County: Northamptonshire District: Daventry District Type: District Authority Parish: Fawsley National Park: Not applicable to this List entry Grade: II Date first listed : 24th February 1987 Date of most recent amendment: Not applicable to this List entry Legacy System Information: Legacy System: LBS UID: 360574

Asset Groupings: This List entry does not comprise part of an Asset Grouping. Asset Groupings are of part of the official record but are added later for information.

List Entry Description Summary of Building 35

Legacy record – This information may be included in the List Entry Details. Reasons for Designation Legacy record – This information may be included in the List Entry Details. History Legacy record – This information may be included in the List Entry Details. Details Fawsley SP55NE 5/84 Little Fawsley, right gate pier to stable yard GV II Right gatepier. Late C17. Dressed ironstone. Moulded plinth and cornice, plain piers, ball finial. Listing NGR: SP55607 56943 Selected sources: Other: register of Parks and Gardens of Special Historic Interest in England Part 30 Northamptonshire. Map: National Grid Reference: SP 55607 56943

Fawsley Hall and Garden/landscape This garden or other land is registered under the Historic Buildings and Ancient Monuments Act 1953 within the Register of Historic Parks and Gardens by English Heritage for its special historic interest.

Name: Fawsley Hall List Entry Number: 1001033

County: Northamptonshire District: Daventry District Type: District Authority Parish: Badby County: Northamptonshire District: Daventry District Type: District Authority Parish: Everdon County: Northamptonshire District Daventry District Type: District Authority Parish: Fawsley County: Northamptonshire District Daventry District Type: District Authority Parish: Newnham National Park: Not applicable to this List entry Grade II* Date first registered: 25 June 1984 Date of most recent amendment: Not applicable to this List entry data system Legacy System: Parks and Gardens UID: 2035

Asset Groupings This list entry does not comprise part of an Asset Grouping Asset Groupings are not part of the official record but are added later for information.

List entry Description Summary of Garden Legacy Record – This information may be included in the List Entry Details. History Legacy Record – This information may be included in the List Entry Details. Details Landscape park, of mid C13 origins and little changed since mid C18, with lakes and C16 lodge, and gardens associated with a country house. Documented involvement by Lancelot Brown. Historic Development (Figure 29).

The manor of Fawsley was bought in 1416 by Richard Knightley, a successful Staffordshire lawyer. It remained in the hands of that family until the 1930’s. The present house was begun by Richard’s grandson, also Richard (d 1534), who married a wealthy Northamptonshire heiress. Sir Richard 36

Knightley (d 1615), who inherited in 1566, entertained the Queen at Fawsley in 1575. After a century of long minorities and premature deaths Lucy Knightley (d 1738) who inherited in 1728, began building again in 1732. The family represented the county in Parliament throughout the C18 and in 1798 Sir John 9d 1812) was created baronet. Building continued under his nephew Sir Charles (d 1864) and the latter’s son Rainald (d 1895). The house was unoccupied after 1913, and the contents were sold in 1914. The last baronet, Rev Henry Francis Knightley, died in 1938 and the house passed to the sixth Viscount Gage. The house and the former park remain (1998) in private ownership.

Heritage Gateway Figure 29 - Fawsley Hall Park and Garden boundary

Description

Location, Area, Boundaries, Landform, Setting Fawsley Hall lies c5km south of Daventry, 2km east along a long minor road leading off the A361 Daventry to Banbury road. The minor road forms the eastern boundary of the site; otherwise the boundary follows field edges and, to the north, the northern boundary of Badby Wood. The Hall stands on a relatively low-lying spur, with the main parkland lying on rising ground to the north. The area here registered is c. 330ha.

Entrances and Approaches The main approach to the Hall now, as in 1741, is along a minor road which crosses the park from west, off the A361, to east, passing by the north side of the Hall and curving round the northern part of Big Waters. No longer in use is a long drive leading north-west across the park before running up Badby Down to a gate on the A361 5 km south-west of Daventry. Here stands the Lantern House (listed Grade II), an unusual, two storey, octagonal ironstone lodge of the late C18 or early C19, small and pepperpot like. It may be by James Wyatt (d 1813).

Principal Building The Hall (listed grade I) is partly of the C16, and partly of 1867 (8. It is of coursed, square ironstone, with limestone dressings. Surviving from the house constructed by Richard Knightley (d 1534), or 37

representing additions of only a little later, is a five-bay hall, a south-facing parlour with two storeyed oriel, the kitchen and bakehouse west of the parlour, and the long range known as the brewhouse (but perhaps originally lodgings) which runs parallel with the hall range, from the bakehouse to the north. The fourth, north side of the inner court is closed by a range dated 1732 and attributed to Francis Smith of Warwick (d 1738) but altered by Thomas Cundy (d 1825) in 1815 and then extended by Anthony Salvin (d 1881) in 1867-8 into a three-storey range.

The Hall was abandoned after 1913, and after the Second World War was used for storage and agricultural industries. Various ancillary buildings were demolished and in 1966 the Hall’s C16 roof was destroyed. In 1975 the Hall was sold, and extensive repairs and restoration began. It opened as a hotel in 1998.

North of the Hall is an early C18 U-plan red-brick stables court (listed grade II) attributed to Francis Smith. The piers of the main gate against the north-east corner of the stable are late C17 (listed grade II). West of the stables is the C18 Coach House (listed grade II), converted into a house in the C20.

Gardens and Pleasure Grounds

The gardens around the Hall were largely replanted in the years before 1998. East of the Hall is the front lawn, with a walk of pleached beech and laburnum along its south side. The lawn is separated from the park to the east by a straight ha-ha, probably C19. One of the main views at Fawsley is from the ha- ha to Fawsley’s isolated medieval church (listed grade I) which stands on a slight knoll 300m to the east, and to The Canal and Big Waters which run along the valley bottom slightly to the right (south) of the church. From the front lawn, there is also a good view north, to the main parkland. South of the Hall, overhung by a mature cedar, are terraced knot gardens, below and south-east of which is a hard tennis court. West of the Hall is a mature shrubbery.

In 1741, as shown on a map of this date, there was a semi-circular enclosure around the east (entrance) side of the Hall. Eastward of this, to and beyond the church, was “lawn’; apparently much the same as in 1998. West of the Hall’s western service buildings, and extending west to the kitchen gardens, was a wood or shrubbery with walks.

Park

Fawsley Park occupies most of the central and northern parts of the parish. It is separated from the Hall and its grounds by a U-plan arrangement of lakes, open to the west, on the spur of ground within which stand the Hall complex and church. The main lake, Big Waters, curves round east of the church. With good, mature parkland trees along its north-east edge, it bulges to the south-east where the lake is retained by a dam. Below this is a straight channel. The Angles, carries away the overflow water. Wildfowl breeding may have been carried on here (RCHM(E) 1981). Big Waters adjoins The Canal, the long, triangular lake south of Hall. North of the Hall is a corresponding triangular lake, Horse Pond, retained at its east end by a massive dam. The lake east of this, and at a much lower level, which linked up with the west end of Big Waters, is now dry and the area occupied by woodland. The triangular area of parkland, sloping gently uphill south of the Canal and Big Waters, contains very few parkland trees, and probably represents a C19 addition to the park. In 1741 it was called Barley Field.

The northern section of the park is occupied by Badby Wood. At the centre of the wood and forming the focus of radiating rides, is Hazley Knob. Most of the park south of this is permanent pasture with mature parkland trees. Some, especially around the Dower House are in clumps, and there was a phase of replanting in the 1980s. Ridge and furrow survives under almost all the park’s permanent grassland; ploughing last took place between the C15 and C18 (see below). The one main area free of such remains is south of Badby Wood. It is suggested that hereabouts, before imparkment, may have been permanent waste of a rabbit warren (ibid). The Dower House (listed grade II) stands in a slight declivity in the eastern part of this area1 km north-east of the Hall. It was built in the C16 as a hunting lodge and is presumably the lodge referred to in a lease of 1619. It is a small, H plan house in brick and ironstone, the former being used, with diaper decoration, ion a polygonal tower attached to the earlier front range. This may represent the first example of the use of brick in the country. The slight earthworks around the house may be the remains of a small formal garden (ibid). At least one pillow mound has been identified nearby. About 100m north-west of the Dower House are low, double banks of unknown purpose.

Temple Hill so known by 1741, rises in the eastern part of the park. No structure however is shown here on a map of that date although post medieval roofing tiles have been found within an earthenwork enclosure on top of the hill. This enclosure is roughly aligned on, and 200m east of, an avenue of oaks which runs east/west across the park 500m north of the Hall. That avenue (present 1741) was partly replanted in the 1980s. About 300m south of temple Hill a substantial bank and ditch with vetran oaks runs east from the north end of Big Waters past the north end of Nursery wood. It carries on the line of Horse Pond and probably represents an early, certainly pre-1741 and perhaps C16, park boundary.

Badby Wood was imparked in 1245-6 by charter granted to the abbot of Evesham who had a grange at Badby, the adjoining parish to the north. Assarting may have taken place in the Middle Ages. Documentary evidence suggests that in the early C15 Richard Knightley was engaged on a deliberate policy of eviction at Fawsley in order to turn the parish over to sheep farming, and in 1442 Badby Wood and parke totalled neatly 700 acres (c290ha). In 1547 2500 sheep were kept here. The poaching of a deer in Fawsley park is recorded in the early C16. The park centred on Badby Wood was apparently incorporated within a new one created in Elizabeth’s reign, presumably associated with which was the construction of the Dower House. In the early C18 only six houses were recorded in the parich of which four were ‘dispersed in the fields’ (Bridges 1791, cited by RCHM(E) 1981). By the time Fawsley was mapped in 1741 the park was much as it was in 1998. The village had entirely disappeared, and Horse Pond, Big Waters and the Canal were all well established. In the park north of Horse Pond, between it and Badby Wood, there were three main avenues, all straight. A double one, providing the main route from the Hall to the Dower House, ran north-east, from the north-east edge of Horse Pond to the south-east corner of Badby Wood. Two single avenues ran across this: that which still survives, and another to its north. A fourth, minor avenue north-east of the Dower House connected with the radiating rides of Badby Wood. In 1763 Lancelot Brown (1716-83) was reported to be ‘laying out’ [the ground] and making a large piece of water’ (Stroud 1975, 177, 225). As all the lakes were established it is difficult to assess what this refers to; the one possibility suggested by map evidence is that the western half of The Canal may have been broadened. Brown also spent a night at Fawsley in 1775.

Kitchen Garden

The brick walled kitchen gardens lie 300m west of the Hall. They were already located here in 1741. The main rectangular compartment is c 120m east/west and 70m north/south, and slopes markedly downhill from north to south. The interior was overgrown in 1998, and only the iron frame of a vinery remained against the west half of the north wall. The central door on the north side leads into a small, brick, hip-roofed gardener’s house; probably, like the garden walls, this is mid C18. To either side there is brick sheds of the C18 and C19. Those to the west of the house are ruinous, while those to the east retain their slate roofs and are in good condition. Outside the north-east corner of the garden is a one- and-a half storey stone gardener’s house of the mid C19.

References

Country Life, 24 (4 July 1908), pp 18-27 N Pevsner and B Cherry, The Buildings of England: Northamptonshire (1973), pp 214-16 D Stroud, Capability Brown (1975) Roy Comm Hist Mons Engl Inventories: Northamptonshire 3, (1981), pp 88-91 Medieval Settlement Research Group Annual Report 6, (1991), pp 19-21 J Heward and R Taylor, the Country Houses of Northamptonshire, (RCHM(E) 1996, pp 211 -22.

Maps Fawsley estate map, 1741 (Map 853), (Northants Record Office)

Archival items Northamptonshire Heritage Sites and Monuments Record Entries.

Description written: July 1998 Register inspector: PAS Edited: January 2000.

Selected Sources

Legacy Record – This information may be included in the List Entry Details. National grid Reference: SP5638957238

Appendix III Listed Buildings and Curtilage

‘The Courts have said that there are three factors to be taken into account in assessing whether a structure or object is within the curtilage of a listed building:

• Physical layout of the listed building and the structure • Their ownership, both historically and at the date of listing and • The use or function of the relevant buildings again both historically and at the date of listing and in particular whether the use of the structure was ancillary to (that is subordinate to and dependent on) the purposes of the listed building at the date of listing (these tests were first proposed in the Attorney-General ex rel. Sutcliffe and others v. Calderdale BC, 1982, as accepted by Debenhams plc v. Westminster CC, 1987).’

Listed Buildings and Curtilage – Historic England Advice Note – Consultation Draft dated 27th January 2017.

Appendix IV Relevant Planning History

(Phase II – subject to forthcoming proposals)

Appendix V Understanding the Values

The assessment of significance utilises the set of values identified in the English Heritage (Historic England) Conservation principles: Policies and Guidance (2008) which states:

Evidential value: the potential of a place to yield evidence about past activity.

Historical value: the ways in which past people, events and aspects of life can be connected through a place to the present by illustration or association.

Aesthetic value: the ways in which people draw sensory and intellectual stimulation from a place.

Appendix VI Background to the sequencing and methodology for the dismantling of stone

41 STUDIO SAM CAUSER RIBA CHARTERED ARCHITECTS

PHONE +44 (0)1843 228 523 [email protected] 13 PRINCES ST, MARGATE CT9 1NP

LITTLE FAWSLEY, FAWSLEY ESTATE BACKGROUND, SEQUENCE AND METHODOLOGY FOR THE REPAIRS TO CHIMNEY STACKS AND FACING STONE TO EXTERNAL ELEVATION

ISSUED FOR TENDER REV. – 180320 First Issue

Studio Sam Causer Ltd is registered in England and Wales (Company number 10503207), and an RIBA Chartered Practice (no. 20020056)

CONTENTS

1.0 Introduction 2.0 Status of the site and buildings 3.0 Background 4.0 Description of the works 5.0 Preliminaries 6.0 Method Statements 7.0 Recording Procedure & Practice 8.0 Protection and Storage 9.0 Proposed Works 10.0 Sequence of the works

LITTLE FAWSLEY, FAWSLEY ESTATE, NORTHAMPTONSHIRE

BACKGROUND, SEQUENCE AND METHODOLOGY TO THE REPAIRS TO THE CHIMNEY STACKS AND FACING STONE

Contact: Fiona Raley Studio Sam Causer Ltd March 2018

1.0 INTRODUCTION

This report has been prepared by Studio Sam Causer Ltd, for an on behalf of the client. It is intended to inform tenderers during the tender period.

1.1 This report is to be read in conjunction with the specification Section 3 of the specification.

1.2 Reference is to be made to the Historic Building Report revision B which accompanies the application for planning permission to be submitted to Daventry District Council in March 2018.

1.3 This report is to be read in conjunction with the following drawings:

Site Plan TRE_000 rev.- 1:200/1:400 A3 Basement Floor Plan TRE_001 rev.- 1:50 / 1:100 A1 / A3 Ground Floor Plan TRE_002rev. - 1:50 / 1:100 A1 / A3 First Floor Plan TRE_003 rev.- 1:50 / 1:100 A1 / A3 Second Floor Plan TRE_004 rev. - 1:50 / 1:100 A1/ A3

South Elevation TRE_010 rev. - 1:50 / 1:100 A1 / A3 North Elevation TRE_011 rev. - 1:50 / 1:100 A1 / A3 East and West Elevation TRE_012 rev. - 1:50 /1:100 A1 / A3

1.4 This report relates to the proposals to repair existing chimney stacks to the roof of the main house.

2.0 STATUS OF THE SITE AND BUILDINGS

2.1 Little Fawsley is not listed and it does not lie in a conservation area. However, the gate piers to the adjacent yard are listed Grade II and the house lies just outside the designated Fawsley Hall Park and Garden, listed Grade II*.

3.0 BACKGROUND

3.1 The Trustees are seeking to repair, refurbish and alter the property known as Little Fawsley and have appointed Studio Sam Causer Ltd as architects to prepare an options appraisal and ten-year plan for the potential viable long-term re-use of the building as:

Private rented flats 4.0 DESCRIPTION OF THE WORKS

4.1 The existing roof stacks are unstable and/or in need of stone repairs. They are constructed with local ironstone and another stone as yet not identified petrographically. The works to repair the stacks is as follows:

• Recording by a suitably qualified and experienced stone mason for each stack prior to dismantling and to suit the conditions to the statutory consent including any pots, flaunching and flashings. Note any missing details and areas for repair. • Undertake petrographic analysis of the existing stone(s) and confirming the same with samples from a suitable quarry. Confirm the availability of stone to be used in the works and the programme for obtaining it and working it to suit. • Undertake a laboratory analysis of the original pointing mix to the stone and the joint size and method originally use. NB. The original mortar sample will need to be sufficiently intact and deep to eliminate any no original and unsuitable mixes from the analysis. • Undetake any de vegetation and treat live growths with a suitable orhgaic herbicide well in advance of the dismantling. • Agree a location for the storage of stone during the works. • Agree any adaptation to the scaffold for access and storage of materials adjacent to the working area prior to commencing dismantling. • Careful dismantling of the stack and protection of the adjacent roof to form a temporary wind and weatherproof closure. • Recording any unexpected construction during the dismantling procedure. • Templating stone required to be replaced. • Providing a drawn proposal in conjunction with the consulting engineer for the proposed structural interventions required and agreeing the same with the architect and Local Authority Conservation Officer. • Re constructing the stack and repointing with mortar to match the existing. • Reinstate flaunchings, flashings and chimney pots in accordance with the specification and in accordance with the Lead Sheet Association current guidelines.

5.0 PRELIMINARIES

5.1 All works to be undertaken in accordance with BS7913.

5.2 The general approach is: • To avoid damage to adjacent stone • To undertake the alterations retaining as much of the original as possible in line with current conservation philosophies

5.3 All method statements for the repair and new intervention are to be submitted to the Architect for comment prior to undertaking the works.

5.4 Mortar samples required for repointing will need to be undertaken and approved by the Architect prior to works commencing.

5.5 The profiles of the original opening to be replicated are to be used for reference templates for the new works.

5.6 Before works commence, the contractor shall prepare 1:1 scale drawings, sections and elevations as appropriate. The drawings should include full sized profiles and full dimensional recording as appropriate of both stone and joinery and include all accessories, structural interventions and/or background substrate.

6.0 METHOD STATEMENTS

6.1 The following method statements are required to accompany the tender for the works:

• Dismantling, cleaning, protection, recording, repair and reinstatement of elements.

6.2 The purpose of the method statement:

The method statement describes the approach and methodology to be employed to:

Dismantling to solid stone ashlar blocks and dressed stone details (assumed) • Dismantling to brickwork substrate (if evident) • Mortar repairs to match the existing • Fixing of new stone elements • Re-building to brickwork (if applicable)

Before commencing the removal of existing fixtures, fittings or elements for repair, the contractor shall agree with Studio Sam Causer Ltd: the locations of joints, the construction layers, the method of fixings and where any cutting of original fabric may take place; the location of and nature of any temporary markers as applicable and the method of protection. The contractor is to ensure the scope and methodology etc. described in this document have been approved in writing by Daventry District Council prior to commencing the works on site.

6.3 The content of the method statement:

The contractor shall provide the Architect in advance of commencement of the works, a Method Statement describing how they propose to carry out the work, including descriptions of all works of a temporary nature, such as lifting apparatus and protection.

The method statement will also clearly explain:

• Which elements are to be dismantled for re-use • Which elements are to be recorded • Which elements are not subject to either of the above • The sequence of removal, repair and refurbishment/reinstatement.

The contractor shall not commence any works until the Historic Building Architect has made comment on the Method Statement. Any comment or lack of comment by the architect shall not alleviate the contractor of their responsibility for providing suitable plant or temporary supports to successfully carry out the works without jeopardising the safety of the materials or those living in the property.

7.0 RECORDING: PROCEDURE & PRACTICE

7.1 Recording and dismantling

The recording of work is of the utmost importance. The specialist sub contractor shall label every element before dismantling. The specialist sub contractor shall apply self adhesive labels to the joinery or annotate the stones on a internal face in a discreet way and in such a way as to be reversible to each element and shall give each element a discrete number which he shall record on 1:20 drawings all as agreed with the Architect via the main contractor.

The numbering sequence is to be agreed with the Architect via the main contractor before dismantling commences. The contractor shall photograph the elements (with numbered self-adhesive labels on them) prior to and during the dismantling works. The specialist sub contractor shall provide digital copies of the photographs on disk in a format to be agreed; two copies of all drawn material recording joinery and stone.

7.2 Sequence of recording

Before commencing recording work, the specialist sub contractor shall agree, in writing, with the Architect via the main contractor, the full scope and nature of the recording process. They will agree:

• What individual detail elements are to be recorded and where profiles are to be made. • Which particular elements should be recorded as a ‘profile’ section. • The full nature and scope of the drawn setting out as applicable.

7.3 Recording for replication and reconstruction

The specialist sub contractor shall carefully measure and record all items to be replicated and produce rods and detailed drawings for all items which are to be replicated or reconstructed for the approval of the architect via the main contractor prior to construction.

Samples of all new materials used for reconstruction including, timber and stone as applicable will be agreed with the Architect prior to construction and remain ion site for comparison.

All items which are to be reconstructed are to match the original details and materials exactly.

8.0 PROTECTION AND STORAGE

The specialist sub contractor shall suitably protect all materials as they are dismantled. Any elements shall be protected by parcelling it in bubble wrap. All parcels shall be labelled on the outside in a manner describing their contents and with their descriptive numbers.

The contractor shall transport the material from site to a suitable store and shall stack material under the supervision of the Architect via the main contractor or client. Long lengths of joinery shall be laid flat and blocked off the floor, or any other material laid below, with continuous soft wood battens as applicable. Battens should be deep enough to prevent damage to proud surfaced mouldings.

The store shall be weather tight and environmentally controlled to ensure a relative humidity level similar to the expected conditions of the completed refurbished rooms (assume 40 – 50% RH). The specialist sub contractor shall provide suitable scaffold racking within the store to house small elements.

9.0 PROPOSED WORKS

9.1 Design responsibility

The contractor shall:

• Take all necessary site dimensions for the setting out to allow the reinstatement and manufacture of components as applicable. • Produce all necessary design and construction drawings including rods, for all elements being replicated or reconstructed. The specialist sub-contractor shall not commence manufacturing components until they have received the Architect’s comments. • Design all necessary support systems and fixings for the installation of all elements and ensure that all parts to which the supports are fixed are suitable and capable

of supporting the loads to be imposed on them. Present fixing details to the Architect for comment prior to construction.

9.2 Manufacturing requirements:

The specialist sub – contractor shall:

• Provide sample(s) of the various materials to match the existing for approval of the Architect via the main contractor. • Provide details and example(s) of repair work to the different materials. • Issue relevant details to the Architect for comment via the Main contractor prior to construction as applicable. • Produce sample(s) of finishes for the Architect to comment via the main contractor prior to carrying out the work.

9.3 Installation requirements:

The contractor shall:

• Co-ordinate with the other specialist trade contractors regarding the installation of all the associated and adjoining elements. • Agree fixing details of the salvaged and replica elements with the Architect via the main contractor prior to installation on site. • Install necessary support systems and fixings required for the installation of all elements being reinstated. • Present fixing details to the Architect for comment via the main contractor prior to construction.

9.4 Samples:

The specialist sub contractor shall provide a sample of the various materials prior to carrying out the works:

• The specialist sub contractor shall provide samples of the various types of stone required to match the existing. The sample shall be retained by the Architect for comparison with the ordered materials and for the purposes of quarry identification.

10.0 SEQUENCE OF THE WORKS

• Stone and mortar samples (both stone facing and underlying brickwork to be sent to the consulting geologist Dr David Jefferson of Jefferson Consulting, Unit 13, The Crown Business Park,, Station Road, Old Dalby, Melton Mowbray, Leicestershire, LE14 3NQ. T. 01664 822309. E. enquiries @jeffersonconsulting.co.uk for petrographic analysis of the Ashlar facing and the stone entrance step. • Samples to be sought for the chimney stack stone types. • Contractor to confirm the relative position of any supporting steelwork/timber works and roof flashings, flaunchings etc. • Specialist sub contractor to assess quantities based on the annotated drawing by the Architect and the rod drawings for each type of stone, to suit its location, detail, bed etc. • Specialist sub contractor to issue simple method statements for comment and approval by the Architect to explain any cleaning methods, tools and/or chemicals to be used and the manner of their use.

• For tender purposes assume that the existing stone is to be carefully cleaned to samples in agreed locations using a nebulous water and bristle brush prior to a review with the Architect prior to any further instructions and agreeing the use of a ‘mason’s clean or any poultice or chemical products or a pressurised steam DOFF clean (provisional item). Exact extent of cleaning to be agreed with the Architect in conjunction with the Local Authority Conservation Officer. • The cleaned areas are to be inspected by the Architect and the scope of works agreed (if undertaken and as applicable). • Specialist sub-contractor to undertake more invasive cleaning in consultation with the Architect (if undertaken and as applicable). • Recording of existing profiles to be undertaken by specialist sub contractor(s). • Specialist sub contractor to prepare rod drawings for all elements of the proposed alterations and new works in connection with the stone and joinery; clearly indicating how each element is displaced in the elevation by using a number code. • Architect to review rod drawings which will have been fully co ordinated by the specialist sub contractor in one drawing or cross referenced to each trade on the applicable drawings. • Specialist sub contractor to carefully provide all required temporary works, protection, temporary weatherings etc. to enable the safe dismantling the respective areas to form the proposed new door opening. • Specialist stonemason and joiner to undertake preparation of stone works and joinery off site. Allow for 2 workshop visits with the Architect to the respective trade workshops to review progress and respond to any queries. • Specialist sub contractor(s) to undertake site works to reinstate repair elements as applicable including making good to finishes on a ‘like for like’ basis. • Architect to inspect, snag and sign off works.

Appendix VII Definitions

REMOVE Means:

Disconnect, dismantle as necessary and remove the stated element of work or component and all associated accessories, fastenings, supports, linings and bedding, materials and dispose of unwanted materials. It does not include removing associated pipework, wiring, ductwork or other services.

KEEP FOR RE-USE Means:

During removal prevent damage to the stated components or materials, and clean off bedding and jointing materials.

Stack neatly, adequately protect and store until required by the Employer or for use in the Works as instructed.

REPLACE Means:

Remove the stated existing components, features and finishes.

Provide and fit in lieu new components, features or finishes which, unless specified otherwise, must match those which have been removed.

Make good as necessary.

REPAIR Means:

Carry out local remedial work to components, features and finishes as found in the existing building, re- secure or re-fix as necessary and leave in a sound and neat condition.

MAKE GOOD Means:

Carry out local remedial work to components, features and finishes which have been disturbed by other, previous work under this Contract and leave in a sound and neat condition.

EASE Means:

Make minor adjustments to moving parts of the stated component to achieve a good fit in both open and closed positions and ensure free movement in relation to fixed surrounds. Make good as necessary.

TO MATCH EXISTING Means:

Use products, materials and methods to match closely all visual characteristics and features of the existing work with joints between existing and new work as inconspicuous as possible.

In accordance with BS7913:2013

PRIORITY 1 - IMMEDIATE: Work that should commence without delay for public safety or health and safety reasons, to prevent imminent damage or to arrest rapid deterioration. This can include immediate further investigation. Annotated as red on the drawings.

PRIORITY 2 - URGENT: Work that should be carried out within weeks or months and within 18 months at most. Failure to do so would be likely to result in significant further damage or deterioration and increased cost. Annotated as orange on the drawings.

PRIORITY 3 - NECESSARY: Work that should be carried out before the next inspection, for which there is time to plan, and which can be integrated with other work. This is work that is due in order to keep the historic building in a state of good repair and to maintain its value and usefulness. Most repair work falls within this category. Annotated as green on the drawings.

PRIORITY 4 - DESIRABLE: Work that is desirable, if not strictly necessary, but that might improve the functioning or performance of the historic building or enhance its architectural or aesthetic qualities. Alternatively, work that is not due, but is likely to become so before the next inspection and can sensibly be incorporated with other work. Much minor conservation work, such as the reinstatement of suitable windows, should fall within this category. Annotated as purple on the drawings.

Contact Information: Fiona Raley BA(Hons) Dip Arch MSc RIBA SCA Architect, Associate Director Studio Sam Causer Ltd 13 Princes Street, Margate, CT9 1NP T. 01843 228523 E. [email protected] www.samcauser.com