2011-0343 Heritage Statement - Rossendale

13 July 2011 John Dixon & Associates Ltd 1

MIDDLE CAR FARM, RAWTENSTALL

Heritage Design & Access Statement

REF – 1397/HS1

July 2011

Client: Belmont School Ltd


CONTENTS Section 1: Introduction Section 2: Description of Listing Section 3: Proposed Development Section 4: Assessment Of Heritage Significance Section 5: Assessment of Impact 5.1 Schedule of Works 5.2 Statement of Impact 5.3 Statement of Justification Section 6: Retrospective Consent Items Section 7: Mitigation Strategy Section 8: Access Appendix 1


Section 1: Introduction

Middle Carr Farm is located on the hillside overlooking Rawtenstall. The Farm is accessed via an unadopted track road from Hall Carr Lane. The building is currently a dwelling with Bed & Breakfast letting rooms.

Section 2: Description of Listing

Middle Carr Farm is Grade II listed, it was first listed on 30th November 1984 It is given the following description, extracted from English Heritage listing. SD 82 SW RAWTENSTALL HALL CARR LANE Hall Carr 6/198 Nos. 2 to 8 Middle Carr Farm - - II Row of 4 cottages, (or possibly originally 8 back-to-backs) c.1800. Watershot coursed sandstone blocks, stone slate roof with 3 chimneys on the ridge, and one at the left gable. Double depth plan, 4 bays, each cottage one bay. Two storeys; doorways to right hand side, each with boarded door and plain stone surround; each cottage has one stepped triple-light window on each floor and a 2-light flush-mullion window at 1st floor over the door. Rear has similar doorways, windows mostly square with glazing bars, slightly irregularly disposed. Nos. 2 and 4 in course of renovation internally (1984). Section 3 Proposed Development

The proposal involves the end portion of the building, currently used as a workshop, store and garage. The proposal is to convert the upper floor workshop in to 3No. bedrooms. The lower floor store / garage would be utilised as a Recreation Room.


Section 4: Assessment Of Heritage Significance

Middle Carr Farm, Rawtenstall comprises of 4 Farm Cottages and an adjacent separate Barn building, which date from the 1800’s.

The Farm is located on a hillside above the Lancashire town of Rawtenstall at the head of an un-adopted lane known as Hall Carr Lane. The building is shown on the enclosed Location Plan (see appendix 1)

The building has been refurbished and modernised in the past the roof tiles and timbers were replaced in the mid 1980’s and the front wall of the garage section rebuilt. Many of the internal walls are addition from the refurbishment and creation of the current use.

The building has been used for a number of years as a dwelling with bed and breakfast guest bedrooms and En-suite Bathrooms.

Details of the Existing Plans, Elevations and Sections are detailed on application drawings No. 1397/01, 02 and 06.

Photographs 1 – 5 below of the existing building exterior are listed on the floor plan below


Photograph 1 – Main front elevation of building Photograph 2 – Side Elevation of building

Photograph 3 – Rear Elevation of building Photograph 4 – Side Elevation

Photograph 5 – Detached Barn building Further details of the interior of the building are contained within Section 5.


Section 5: Assessment of Impact

Below is a schedule of the areas affected by the alterations. All of the alterations are internal and do not affect the building viewed externally or to the setting of the building.

Please refer to the application drawings reference No. 1397/ 04A & 05A for Plans and Sections of the proposed work and construction specifications of, locations of the areas of work as scheduled are indicated on the plan below and also application drawing 1397/04A: -


5.1 Schedule of Works

1. New internal window / screen opening to existing dining room / hall The existing wall is formed in timber and plasterboard partitioning and is not believed to be original. The proposal involves the formation of a new window opening and fitting of painted glazed screen.

2. New glazed screen in ex. Window opening internally to dining room /

kitchen The existing wall has an archway, which is not believed to be an original feature. The proposal is to infill the arch with a painted softwood glazed screen.


3. Lining of garage walls and ceiling

The existing floor slabs are to be retained. The existing walls are stone in part and the chimneybreast has been built up in brickwork. The walls have been sand cement rendered to approx 1m as part of DPC Treatment. The existing floor joists over are exposed.

The proposal involves the underdrawing of the existing floor joists, plastering of the front wall, which has previously been rebuilt in blockwork. The tiled fireplace is to be removed and built up. The chimneybreast itself has been partly rebuilt in brickwork and is proposed to be plastered. The remainder of the walls are to have the sand cement render removed and any stonework retained & re-pointed.


4. Formation of bedrooms in existing workshop / store

The existing workshop has original external walls exposed with original fireplace and chimneybreasts. The floor is of modern chipboard construction. The roof has been reconstructed in new timbers on steel purlins. The front wall has been rebuilt in blockwork.

The proposal is to form 3 new bedrooms within this area, a new insulated ceiling is to be formed, the external stone walls are to be retained to the two gables and remedial work carried out to remove any block infill and cement mortar and reconstruct isolated areas in stone to match existing and re-point in lime mortar. The front blockwork wall and rear wall is to be battened and dry lined.


5. Formation of new glazed screen and door to landing The existing landing area is to have a new glazed fire resistant partition and door formed to separate the staircase and ground floor.

6. Removal of cupboards and new openings to structural walls adjacent bathroom

The existing wall is an original dividing wall between cottages. This is plastered and decorated. The proposal is to form a new door opening with concrete lintols over to Structural Engineers details. All finishes are to be made good. The walls to the cylinder cupboard and bathroom are all modern additions in plasterboard on timber studding, the bathroom walls are tiled.


7. New door opening to en-suite and build up existing opening to en-suite. The existing walls are timber studded partitioning and are recent additions, the en suite bathroom walls are tiled.

The proposal is to build up the existing door and provide a new door in new location to form a communal bathroom.

8. Formation of a new door opening and build up existing door opening to en-

suite. The existing walls are timber studded partitioning and are recent additions, the en suite bathroom walls are tiled.


The proposal is to build up the existing door and provide a new door in new location to form a communal bathroom. 9. Build up existing door to en-suite and form new door opening into en-suite.

The existing walls are timber studded partitioning and are recent additions, the en suite bathroom walls are tiled.

The proposal is to build up the existing door and provide a new door in new location to form a communal bathroom. 10. General Items Other general items of work that will be carried out when carrying out the alterations are:- A) Alterations to Electrical Installation

B) Re-decoration and Carpeting


5.2 Statement of Impact

The work proposed will have no impact on the external fabric of the building or on the setting of the listed building.

The works proposed involve very minor alterations internally. The main areas of work involving the original structure are: - Area 3 - The recreation room Area 4 – The formation of 3 Bedrooms The remainder of the work involves alterations are to more recently added partition walls and do not impact on the listed building.

5.3 Statement of Justification

As stated in the Statement of impact there are two areas of the listed building affected, the justification for this work is as follows: - Area 3 – This area is currently largely unused and is basically used for storage. The proposals will bring the area more into general use of the building. Any alterations will mitigate any damage to the original structure as detailed in Section 3 Area 4 – This area is currently a large storage area and workshop. The addition of the 3 new bedrooms will bring this area into the general use of the building. Any alterations will mitigate any damage to the original structure as detailed in Section 3 As can be seen from the listing the building was previously modernised and refurbished in the mid 1980’s. With the exception of the area’s above the alterations proposed involve area’s of the refurbishment.


Section 6: Retrospective Consent Items

Following consultation with the Conservation Officer, a number of items of work have been identified as having been carried out without consent. These items are to be included within the current application including certain items of work required by the Conservation Officer to make these areas acceptable.

The following items in question are listing in the following:

6.1 Rebuilding of Front Wall:

The existing front wall of the end cottage was demolished due to the poor condition of the stonework, supporting lintols etc. The wall has been rebuilt externally using existing stone, with Mullioned windows. Internally the wall was rebuilt with solid concrete blockwork.

Justification

The current owner has indicated that the front wall was rebuilt during the refurbishment of the property on advise given by his building contractor at the time as the wall was in poor condition. The wall has been constructed externally to tie in with the remainder of the building.


6.2 Removal of Internal Wall at First Floor Level in Workshop.

As can be seen from the photograph below the internal first floor wall was removed, the nib to the end of the wall has been constructed in concrete blockwork. The proposal is to remove the blockwork and re-construct in stone to match the existing gable wall, pointed in lime mortar.

6.3 Replacement Windows

During previous refurbishment of the property existing windows have been removed and replaced with new Timber windows (see photo). The proposal will involve the finishing of the internal reveals to the Conversation Officers Approval.


6.4 Removal of Sand / Cement Render to Internal Face of Ground Floor Stone Walls.

The internal walls of the Ground Floor Store have had sand / cement render applied to approx 1 metre high, this is presumed to be as a damp proofing remedy. It is proposed to remove this render and rake out the joints of any exposed stone and re-point in lime mortar. Specialist advice is to be sought on a suitable method of damp proofing the walls, this method is to be submitted to and agreed with the Conservation Officer prior to the work being carried out.


6.5 First Floor Exposed Stone Gable Walls

It is proposed that any areas of infill blockwork and sand / cement pointing be removed from the internal faces of the two gable walls to the existing first floor workshop. Any affected areas are to be rebuilt in stone to match existing and re-pointed in lime mortar.

Section 7: Mitigation Strategy

Area 3 – This area is currently largely unused and is basically used for storage, parts of the area have had a DPC injected and walls rendered to 1 metre, the front wall has been rebuilt and the floor over has been replaced. The proposals have been designed to enhance the room and to retain the stone flag floor and also the existing stonewalls.

Area 4 – The proposal aims to retain the existing stone walls and fireplaces behind independent stud partitions where required for the purposes of increasing thermal insulation U values. The reconstructed blockwork front wall will be dry lined and insulated. The internal stone gable wall will be retained as a feature wall.

The proposal also involves the formation of a new level insulated ceiling. The impact of this on the existing walls is to be minimised by bolting sole plates to walls rather than building joists in.

Section 8: Access Access to the property remains unaffected by any of the proposals.

2011-0343 Heritage Statement - Rossendale

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