BCJ Dec '06

06NUMBER 44DECEMBER

A right to occupyEarly squatters’ cottages

Victorian and Edwardian featureWhat did they do for us?

A showcase of excellence RICS Conservation Awards 2006

The Journal

RICS Building Conservation 06

Corporate Professional Local

www.rics.org

NUMBER 44DECEMBER

A right to occupyEarly squatters’ cottages

Victorian and Edwardian featureWhat did they do for us?

A showcase of excellence RICS Conservation Awards 2006

Just a few of the prestigiousbuildings we have worked on.(Top to bottom, left to right)

Replacement multi-coloured faience.Hoover Building, London.

Sculpting one of the many figures.Doulton Fountain, Glasgow.

New tower section and sculptures.London Coliseum.

New South Porch.Royal Albert Hall, London.

External and internalreplacement.Natural History Museum,London.

Facade replacement.Wrigley Building, Chicago.

Restoration and new build.Hackney Empire Theatre.

Manufacturing from our Darwen and Hathern sites, our terracotta has adorned some of the mostprestigious buildings in the United Kingdom, Europe, he United States of America and Australia.

To request a brochure or for further information, site surveys or quotations please call Jon Wilson on:

+44 (0)1254 775111 email: [email protected]

Shaws Architectural Terracotta & FaienceCraftsmanship at its very finest since 1897

Shaws of Darwen, Waterside, Darwen, Lancashire. BB3 3NX. Tel: +44 (0)1254 775111 Fax: +44 (0)1254 873462 Website: www.shawsofdarwen.com Email: [email protected]

t

Contents

Front cover: The interior of the Palace Theatre,Redditch (see special Victorian and Edwardianfeature pages 12-18)

Building ConservationNo 44

Editor Jan AmbroseT +44 (0)20 7695 [email protected]

Editorial teamHenry Russell (Chairman)Julie Cater Janet CollinsJim Humberstone Adrian Stenning

Production managerMichelle Harradence

Advertising T +44 (0)20 7334 3740

Designed and printed byAnnodata Print Services

Published byThe Royal Institution of Chartered Surveyors12 Great George StreetLondon SW1P 3AD

ISSN 1469-5421

While every reasonable effort has been made toensure the accuracy of all content in the journal,RICS will have no responsibility for any errors oromissions in the content. The views expressed inthe journal are not necessarily those of RICS.

RICS cannot accept any liability for any loss ordamage suffered by any person as a result of thecontent and the opinions expressed in the journal,or by any person acting or refraining to act as aresult of the material included in the journal.

Any dispute arising out of the journal is subject tothe law and jurisdiction of England and Wales.

All rights in the magazine, including copyright,content and design, are owned by RICS.

December 06 Building Conservation Journal 3

4 Chairman’s reportAccreditation for John Edwards

5 Introducing… Dr David WattProfile of a building surveyor and historic buildings consultant

6 Keeping up with traditionReport on a seminar covering historic and traditional buildings

8 Consider your assetsThe management and disposal of heritage assets

10 A showcase of excellenceJoint conservation winners in the RICS Awards 2006

VICTORIAN AND EDWARDIAN FEATURE

12 Keeping it in the familyTracing a firm’s history from coffin making to majorconservation projects

14 Curtain up at the PalaceThe past and future of an Edwardian theatre

16 Protect or pull down? Victorian and Edwardian properties – the debate continues

18 Back to summer schoolThe third annual RICS/SPAB conservation summer school

22 A right to occupyThe squatters’ cottages of yesteryear

24 Book reviews

4 Building Conservation Journal December 06

Chairman

By now most of you will be aware that the HomeCondition Report aspect of the Home InspectionPack will not be introduced in June 2007. TheEnergy Performance Certificate will be requiredthough, and this will include historic buildings.

The forum is concerned that the standardReduced Data Standard Assessment Procedure(RDSAP) will give misleading results for manytraditional buildings. It is a tool which relies on arange of assumptions for the type of structure andsize of window openings, and has therefore beengreatly simplified to make the assessment processeasy for the home inspector. The computer softwareautomatically generates a series ofrecommendations. As I understand it, individualrecommendations can be removed if they are notappropriate, but new ones (which might beappropriate to traditional buildings) cannot be added.Where the structure is complex, the RDSAP maynot be the right method to use and SimplifiedBuilding Energy Method (SBEM) should be used. It is intended for use in dwellings over 450m2 andnon-residential buildings, but is applicable to morecomplex smaller dwellings.

Now that the energy assessment is being carriedout alone, and not as part of the Home ConditionReport, there is a greater risk that the energy

inspector will not have sufficient knowledge andunderstanding of the structure and legal protectionof historic buildings. This is an issue which theindustry needs to address. The forthcoming EnglishHeritage documents on the implementation of PartL in historic buildings will provide useful guidance.For those of you with a wider interest in theapplication of Part L to historic buildings, thedrafting of the information papers by OxleyConservation for English Heritage is proceeding, but it is a large task. The first papers are likely to be published early in the new year.

We are also awaiting with interest publication bythe Department for Culture Media and Sport of theWhite Paper on heritage protection. David Lammy,minister with responsibility for heritage matters, said only a month ago that it should be publishedthis year.

The forum has a close interest in other guidancedocuments. One of these is the joint guidance withEnglish Heritage on insurance of historic buildings,which is being revised and is due to be published inthe not too distant future.

Henry RussellChairmanRICS Building Conservation Forum

Chairman’sreport

Accreditation for John EdwardsA Cardiff Council employee hasbecome the first person in Walesto be accredited by RICS forworking on historic buildings.John Edwards, project managerfor conservation at Cardiff Castle,was judged on his work over thelast six years at one of Wales’most important historic sites.Readers of Building Conservationmay recall that the Septemberissue focused on Cardiff Castle.

John said: “I am very pleasedto receive this accolade. As itwas based upon my work atCardiff Castle, I hope it willreassure Cardiff Council and ourfunding partners that theconservation approach we havetaken is so well respected.”

Cathy McLean, director, RICS

John Edwards (seated) in Cardiff Castle’sSummer Smoking Room

Wales, said: “We are delightedthat John Edwards has achievedaccreditation through RICS’Building Conservation AccreditationScheme. John is currently the onlymember in Wales to have beenaccepted onto the register and wehope his success will encourageother Welsh members to apply.”

RICS’ accreditation schemerecognises the experience,expertise and professionalpractice of people who work onhistoric buildings. It was set up in1992 and since its introductionhas done much to promote goodpractice and standards and hasbecome respected throughoutthe industry.

The register is updatedregularly and circulated annually

to client bodies, including EnglishHeritage, Historic Scotland,CADW, National Trust andHeritage Lottery Fund. It is alsocirculated to all local and districtauthority conservation officersand is available to the publicthrough RICS informationservices and RICS’ website.


Profile

Introducing……….An interview with Dr David Watt, a chartered building surveyor and historic buildings consultant

How did your career start?I took a holiday job in a local surveying practice andstayed there rather than returning to school. It was agood practical grounding, including estate agency,building surveying, fine arts and chattels, ruralpractice – I was weighing in pigs for the Mondaymorning livestock auction.

What are your academic qualifications?I studied for the ISVA general practice exams atSheffield’s Shirecliffe College and won the MemorialPrize for Valuation for Taxation. I didn’t want to becomean estate agent and trawled Sheffield’s streets,knocking on surveying practice doors and asking forthe opportunity to work for nothing over the summer.I eventually gained practical building surveyingexperience with Eadon Lockwood and Riddle.

I obtained a BSc (Hons) in Building Surveying, apostgraduate diploma in Architectural BuildingConservation and a PhD in aspects of architecturalrecording. I was subsequently awarded the Hunter + Partners Educational Trust Award to lookat the re-use of redundant railway buildings.

I achieved an MSc in Conservation Science in1997 and won the joint RICS Building ConservationAward in 1998.

How did your career progress?While I was working on my PhD, I worked part-timewith Derek Latham & Co in Derby and Leicester. In the early 1990s, I worked for Severn StewartArchitects in Nottingham, and then as aconservation officer with Norfolk County Council.

I was honorary senior research fellow at the Centrefor Conservation Studies at De Montfort Universitywhich included teaching on an MA architecturalconservation course; supervising PhD students; researchand publication relating to architectural conservation,conservation science, and building pathology;external examinerships and consultancy services.

From 1994-95, I edited The Journal of ArchitecturalConservation. I have authored/co-authored threebooks: Surveying Historic Buildings (Watt D andSwallow P (1996)) Donhead Publishing,Shaftesbury; Building Pathology: Principles andPractice (Watt D (1999)) Blackwell Science Oxford;Measurement and Recording of Historic Buildings,2nd edition (Swallow P, Dallas R, Jackson S andWatt D (2004)) Donhead Publishing, Shaftesbury.

What is your current role?I still wear two hats – professional and academicand believe useful links can be forged between

both. I’m associate director (Eastern) with Hutton + Rostron Environmental Investigations, witha remit for the East Midlands and east of England,with an emphasis on architectural conservationservices and defect diagnosis.

I’m honorary senior research fellow with theCentre for Sustainable Heritage at UniversityCollege London (which includes teaching on MSc Sustainable Heritage), external examiner for Heriot-Watt University and assessor for theCollege of Estate Management.

I also sit on RICS’ Building Conservation Forum Board.

What’s the best part of the working day?Solving people’s problems; teaching and impartingknowledge to students and professional and publicaudiences; learning from inter-disciplinary projectsand approaches of different professions.

Having time to get my hands dirty repointing thebrickwork to my house.

And the worst?The immediacy of email communication; seeing theaftermath of previous poor advice/action; dealing withill-informed fanatics; being told by a contractor of hisfirm’s high work standards, as all his men were over50 years old; dealing with yet another consultationto change something that is still working fine.

What are your thoughts on conservation?As a subset of the wider sustainability agenda, theprinciples and practice of conservation applied to thehistoric environment have much to offer. The basicskills should be taught as part of the built environmentundergraduate courses (as they once were).

My concerns include: the separation of craft andprofessional skills, leading to a decline in continuityand knowledge base; the separation of basicconservation activities from underlying craft orprofessional training; the skills gap; the marginalisationof conservation; conservation staff’s low salaries; the emphasis on urban issues.

And for the future?RICS is remote from the grass-roots membership,which has an important knowledge base. Some ofthe most knowledgeable conservation professionalswork in local authority and could move conservationforward. Budget reductions have effectively removedthis valuable resource.

There must be a shift in attitude to bring the widerissues of sustainability and conservation closer forthe benefit of the nation’s cultural heritage.


Conference

Keeping up with traditionA seminar report from Jan Ambrose

Two well-known names from the conservation world, David Watt and Richard Oxley were thetrainers at the Contact Property Training courseInspecting Residential Dwellings: Historic andTraditional Buildings.

David Watt, a chartered building surveyor andhistoric building consultant who is an associatedirector with Hutton + Rostron EnvironmentalInvestigations gave an overview of historic andtraditional buildings. This was an important part ofthe day. Many of the delegates were buildingsurveyors and others who work on the periphery ofconservation. They obviously recognised this amountof detail is essential if they are to specify the correctmaintenance and repair of historic buildings.

At the outset, David defined the meaning of the words historic and traditional: “Historic is not of the present, belonging to the past,” he said.“Traditional is long-established, generally accepted,transmission of beliefs and customs by word ofmouth or practice. The historic environment refers to all aspects of the environment resulting from the interaction between people and places through time.”

Turning to what constitutes cultural significance,he said: “This means aesthetic, historic, scientific,social or spiritual value for past, present or futuregenerations. Cultural significance is embodied in theplace itself, its fabric, setting, use, associations,meanings, records, related places and objects.”

Also included in his comprehensive and “back

to basics” presentation was an explanation of what constituted:• a listed building and the system of grading• an ancient monument• conservation areas.

He also covered the historic environment,detailing the numbers of listed buildings, buildings atrisk, scheduled monuments, conservation areas,registered historic parks and gardens and worldheritage sites throughout England, as reported byEnglish Heritage in Heritage Counts 2005.

Conservation experts are unanimously agreedabout the importance of philosophy and plannedworks to historic buildings, and David urgedattendees to consider:1. The purpose of repair – restraining the

process of decay without damaging thebuilding’s character or fabric, or alteringimportant features

2. The need for repair – minimal; only what wasneeded to conserve the building

3. Avoiding unnecessary damage –unnecessary replacement of historic fabric

4. Analysing the historic fabric – essential to thebuilding’s repair

5. Analysing the causes of defects – precedingrepairs by a survey of structural defects,investigating materials and the causes andprocesses of decay

6. Adopting proven techniques – aim to matchexisting materials and construction methods

7. Truth to materials – executing materials usingtraditional skills and techniques

8. Removal of damaging alterations –alterations and earlier repairs are part of abuilding’s history and there will be a presumptionin favour of retention

9. Restoration of lost features – some importantdesign elements may have been lost and shouldbe replaced, but speculative reconstruction isalways unjustified

10. Safeguarding the future – a historic buildingshould be regularly monitored and maintained,and where possible given an appropriate use.

David continued his session with a comprehensivepresentation on different materials and methods,explaining how these would have been used on theconstruction of a typical terraced house and how abuilding would perform, its significance andvulnerability. In conclusion, he recommended varioussources of information for professionals working on

Conference


the fundamentals of the building with which you are dealing.

“Think about the characteristics of the materials – oak and elm perform differently. Oak, for instance,resists timber treatment. On the other hand, elm isbrittle and can snap. And always ensure you aretreating the cause of the problem, not merely thesymptoms. Never forget you’re up against damp and timber specialists. Learn to manage people’sexpectations – remember, there can be 30-40different causes of damp.”

He advised attendees to learn from old mistakesand from our mistakes, and reminded them that a“hands-off approach” could be good conservation in some cases.

The first session of the afternoon was DavidWatt’s presentation on defect diagnosis. Daviddispelled the misconception “If it’s old, it’s good” anddetailed some of the factors that could lead todeterioration and decay, such as physical, chemical,atmospheric and climatic action, movement, and fire.

The seminar concluded with a case studyworkshop led by Richard Oxley. In a hands-onsession, delegates considered such questions as:was a building performing as intended, was itworking as a breathing building, and could moisturereadily evaporate? Were remedial works addressingthe symptoms or cause of the problem – indeed,were they really necessary? Working in smallgroups, the attendees highlighted issues and madetheir recommendations.

This was one in a series of conservation coursesheld at regional venues and organised by ContactProperty Training, and it was good to note that theattendees came from a variety of professionalbackgrounds. More courses will be held in the newyear: details are available at www.cptevents.co.uk

It is probably safe to say that most surveyorsinspect a historic building at some stage in theircareer. Sadly and indisputably, damage has beencaused to our built environment by inappropriaterepair specified by professionals who do not fullyunderstand what they are dealing with.

Credit is due to those professionals who taketime to attend these courses, the lecturers whoimpart their knowledge, and Contact PropertyTraining for maintaining its high standards ofseminars. This combination will do a lot to rectify thesituation and protect our heritage.

For details on Contact Property Training courses, T +44 (0)118 987 2266 F +44 (0)118 987 3366 orwww.cptevents.co.uk or [email protected]

historic buildings, including evidence from past andpresent occupiers, building and grounds staff,helpful publications, and relevant courses.

The next session, The importance of performance,was presented by Richard Oxley, a charteredsurveyor who has an independent historic buildingconsultancy practice in Oxfordshire. Richard’sinterest in the traditional repair of old buildingsincludes the environmental control of damp andtimber problems. Renowned through the professionas a prolific author, he is preparing an updatedversion of English Heritage’s interim guidance noteBuilding Regulations and Historic Buildings; this is inresponse to the April 2006 revised Part L of theBuilding Regulations.

“What is the secret of a building’s longevity? Is it just a lucky survivor?” he asked, adding to thedelegates: “My presentation will give you the gift ofalarm bells ringing in your head when you walk pasta building.”

“The need for buildings tobreathe is the touchstoneof everything I’m talkingabout”

He quoted from RICS guidance, Building Surveysof Residential Property: “It is important to make itclear to the client that older buildings were designedand constructed differently to modern buildings – this is applicable to both historic and traditionalbuildings. Inappropriate works causing changes inthe intended performance of a traditional buildingcan detrimentally affect its condition, for exampleusing cement-based renders, and modern paints.Understanding how a building was intended toperform and changes to that performance isimportant in successfully determining a building’sexisting and future condition.”

He warned of the danger of knee-jerk reactions,such as spraying chemicals to combat a problem:“The need for buildings to breathe is the touchstoneof everything I’m talking about,” he said, adding thatthe lifestyle of historic and traditional buildingswould have been fundamentally different to today’smodern usage. He gave an example of a 500-year-oldTudor build house: “The pointing would powder ifpressed,” he said. “But does it need repointing? No – it’s still doing the job. You have to understand


Heritage assets

Heritage assets are an often underused part of ourbuilt environment and frequently inappropriatelyconsidered for disposal. The report Disposal of HeritageAssets by Public Bodies, compiled by Green Balancefor The National Trust, reviewed the current system.It found that heritage considerations of assets werefrequently an afterthought in the asset managementprocess. The pattern of disposal varied across England,Northern Ireland and Wales, due to different bodiesoperating in the field and local situations.

In recent years, government has taken an increasedinterest in the management of public and heritageassets. In 2000, resource accounting rules wereintroduced to make the cost of holding capitalassets more transparent in government departments’budgets, to encourage more efficient managementof assets and liabilities. As the report stresses, this“can be expected to promote the disposal of propertieswhich are not fully utilised” especially when ittranspires the Treasury has “offered additionalincentives for departments to dispose of surplusassets”. The Treasury reinforced this promotion inthe 2004 Spending Review when it tabled thedisposal of £30billion worth of public sector assetsby 2010. It is hard to ignore the potential impact ofsuch a move on the heritage sector.

At local government level, the drive for asset disposaltends to transpire from policy and financial incentives.Since 2000, local authorities have been required toproduce asset management plans to underpin theircorporate and strategic approach to property use.

Consider your assetsSuzanne Lynch discusses the management and disposal of heritage assets

Despite the financial drivers behind government’sapproach to the disposal of heritage assets theyfeature only marginally in the Treasury’s ResourceAccounting Manual. Fortunately, the Department forCulture, Media and Sport (DCMS) has producedmore detailed, and what has become effectivelymandatory, guidance on the management anddisposal of heritage assets for local government.

The report raises the concern that, despite effortsto integrate heritage considerations into assetmanagement and disposal there is a tendency,particularly at local authority level, to apply theadvice through asset management imperativesrather than heritage interests. There was repeatedevidence that heritage considerations are “only takeninto account once a decision on disposal has alreadybeen taken for property management reasons”.

English Partnerships has made efforts to repeal thistrend through the Register of Surplus Public SectorAssets. This makes heritage properties earmarked fordisposal available for 40 days to other governmentbodies before being offered on the open market.

Although feedback suggests this is efficient andwell-received, there are complications: not alldepartments appear to be placing assets for disposalon the register. Additionally, the MoD, a leading disposerof public sector assets, seem to have gone off at atangent. It has signed a Declaration of Intent with aseries of agencies, which commits them to offer Sitesof Special Scientific Interest for direct disposal tonominated conservation bodies at market value. English

“. . . heritageconsiderationsare only takeninto accountonce a decisionon disposal hasalready beentaken forpropertymanagementreasons”

Key recommendations of report

• Central and local government urgently need to value more highly the role of heritage in society, focusing on itscontribution to public life rather than its costs

• Heritage issues should be more strongly represented in property asset management obligations

• Steps should be taken to improve heritage asset management in local government

• The disposal of heritage assets by local government should be more rigorously monitored

• The PFI should be structured to support, rather than undermine, viable uses of heritage assets

• There should be a unified regime for quality assurance in the management and disposal of heritage assets bygovernment departments and local authorities, the latter led by the Audit Commission

• The DCMS Disposal of Historic Buildings: guidance note for government departments and non-departmentalpublic bodies should cover other kinds of heritage assets, particularly land and chattels

• Wales and Northern Ireland have additional requirements for new advice to public sector bodies on themanagement and disposal of heritage assets from a heritage perspective, and then for its effective application.Both countries should take heritage issues more seriously: the study identified their practices lag behind those in England.

Heritage assets


A survey of all listed buildingscarried out in 2005 by specialistproperty insurer Ecclesiasticalrevealed that 72% of heritageproperties used for commercialpurposes didn’t have adequatesums insured: 17% were over-insured, while 55% wereunder-insured. These included aGrade I listed castle, insured forless than half the correct amount;a college building in Lincolnshireunder-insured by £10million; anda listed care home, over-insured,and costing more than £5,000 inunnecessary premium.

Independent research conductedby Charterhouse Research inJuly 2006 also showed that: • only 50% of insurance brokers

use a specialist valuer for listed buildings

• 25% of insurance brokersaccept the customer’s valuation.

If a listed building is notcorrectly valued for insurancepurposes, in the event of a claim,the owner could face extraexpense in having to comply withplanning requirements, and sufferextended business interruption.Ecclesiastical’s new HeritageCommercial policy offers:• expert valuation by

Ecclesiastical surveyors • extended business interruption

provision • cover for extra expense due to

archaeological investigation• provision for increased

reinstatement costs due toplanning conditions

• cover for fine arts contents.

Is it properly covered?New Ecclesiastical insurance policy aims to halt under-insurance of commercial heritage property

Steve Wood, Ecclesiastical director (left), with Dr Simon Thurley, chief executive of English Heritage, at Wellington Arch

Partnership and its register do not operate in NorthernIreland or Wales, further distorting the situation.

In essence, practical tools exist to ensure heritageissues are included in asset management and disposal.However, there remains a cultural division that resultsin heritage interests being seen as a later stageadd-on rather than an initial stage consideration. Theresearch suggests that the increasing popularity ofPFI could fuel this unfortunate situation. Promptedfor their ability to make the public pound go furtherand tackle the backlog of underinvestment ininfrastructure faster than would otherwise bepracticable, PFI contracts also receive a high level offlexibility in deciding how services are provided.

Local government disposes of the majority of itsassets due to lack of funds to maintain them, sothey can often be in a state of significant financialliability. The additional 17.5% VAT burden onrefurbishments and retrofits compared to the 0% VAT for new developments presents anunsurprisingly appealing case for developers toreplace heritage assets with new. Unless obligations

to protect heritage assets are inserted into PFIcontracts this trend may become widespread.

It is unrealistic to propose that all heritage assetscan be retained in their former glory but theirpotential to positively impact on our society must not be undervalued.

Current guidance and obligations could beenhanced to protect our heritage assets frominappropriate disposal. There is also a behaviouralbattle to be fought so heritage considerations areincorporated earlier in the management process.

RICS has always supported central governmentwith the development asset management guidance,and is producing guidelines with industry partnerson public sector asset management, which will belaunched in January 2007. For further details pleasecontact Paul Bagust, [email protected]

Suzanne LynchPolicy OfficerRICS Communications [email protected]

RICS Awards 2006


A showcase of excellenceBuilding conservation winners in the RICS Awards 2006 announced

RICS has named the winners of its 2006 Awards ata gala event held at London’s Banqueting Houses.Regarded as the “Oscars” of the built and naturalenvironment, the awards are an annual celebrationof projects that demonstrate excellence and acommitment to value for money and sustainability.The categories showcase the skills offered and thecontribution made in delivering world-class builtenvironment projects.

There are four main awards categories:sustainability, community benefit, regeneration, andbuilding conservation. The Building ConservationAward honours conservation in all its forms andcovers renovation or conversion to new or originaluse. The judges pay particular attention to:• the construction materials/techniques used• conservation achievements• background research undertaken• the project’s long-term prospects.

Building Conservation AwardThe joint winners were the Old National BankBuilding and Wilbury Park.

Old National Bank BuildingThe Old National Bank, built around 1912, is locatedin the Exchange precinct of Dunedin in NewZealand. The Exchange has suffered from loss ofoccupancy and value. Octa took on the building in1999, determined to revitalise the area of the city.

The five-year project included extensiverestoration of the banking chamber. A false ceilinghad been installed in the 1970s to conceal the leakingroof and flaking paint. This was removed and thedecorative plasterwork it had masked restored to itsformer glory. All office partitions and modernisationswere removed as the team revealed the originalfabric, and the original radiators were restored andincorporated into a modern heating system.

The bank has now been transformed into an officebuilding, with 100% occupancy by blue-chip tenants.Retail occupancy in the surrounding area has increasedmarkedly and broader development plans are underway.

Former RICS president Simon Pott was one ofthe judges. He said: “By enhancing existing featuresand integrating modern systems and finishes, theteam on this ambitious project achieved value formoney. They have created a pleasant workingenvironment, which naturally attracts premiumrentals and high-quality tenants.”

The project team comprisedOwner: Octa Group Project manager: Octa Associates Architect: Architectural EcologyQuantity surveyor: Chas E George and SonsStructural engineer: Hadley and RobinsonEnvironmental consultant: Ove ArupMechanical consultant: Faris MarlowElectrical and communications design: Otago Electrical and

Communications Lighting: Enginuity ConsultantsRadiator design: Chubb New Zealand

Wilbury ParkConstructed in 1710, Wilbury is the earliest existingexample of a Palladian revival house in Great Britain.It had fallen into disrepair, and the estate’s ownerwanted it restored to a working family house, suitedto 21st century living. Given the house’s architecturalsignificance (it was featured in Colen Campbell’sVitruvius Britannicus (1715)), the project team werealso tasked with researching and revealing Wilbury’sarchaeological and historical importance.

The project included the reconfiguration of theeast staircase, raising the roof of an old kitchen toallow the inclusion of a second storey at groundlevel and the provision of a new decorative plasterceiling in the east lobby. The gardens in thesurrounding estate have been landscaped, and theestate buildings, including housing, grottos and atemple have been restored.

Redevelopment of a historic bank building. Sustainable, adaptive re-use principles were applied in amanner that avoided disruption of the historic fabric

“. . . the awardsare an annualcelebration ofprojects thatdemonstrateexcellence and a commitmentto value formoney andsustainability”


RICS Awards 2006

The full shortlist The Nelson Monument, Great Yarmouth (East)Alteration and refurbishment of the Devonshire Royal Hospital, Buxton (East Midlands)School of Nursing and Midwifery, Trinity College Dublin (International)Old National Bank Building, Dunedin, New Zealand (International)The Terraced Garden Walls, Waterlow Park, London (London)Gibside Stables, Newcastle (North East)Staircase House, Stockport (North West)City Cemetery Gate Lodge, Belfast (Northern Ireland)Broughton House Museum Conservation Project, Dumfries and Galloway (Scotland)Radcliffe Observatory, Oxford (South East)Wilbury Park, Newton Toney (South West)Restoration of Allt-y-Bela House, Monmouthshire (Wales):this project was the winner in RICS Wales Awards 2006 West Park Tea Room Refurbishment, Wolverhampton (West Midlands)The Ruin, North Yorkshire (Yorkshire)

Complete restoration of a Grade I house including infrastructure estate houses, landscaping, grottosand temple

cleaning using scalpels and localised poulticing.Hand-washing, micro-air abrasive and chemicalpoultices restored Rossi’s coade stone sculptures totheir former glory.

Bacon’s Hercules and Atlas scene tops the tower.An inappropriate copper replica globe instated in the1970s was addressed by a coat of lead paintingand restoration of its equatorial, longitudinal andtropical lines. Finally, five coats of limewashreinstated Radcliffe Observatory as a landmark onOxford’s skyline.

The judges commented: “This outstanding pieceof conservation is the first phase of an ambitiousrestoration project with many more exciting phasesyet to come.”

To request an entry pack for RICS Awards 2007, T +44 (0)20 7269 1430, visit www.rics.org/awardsor [email protected] The closing date forentries is Friday 19 January 2007

The judges were impressed with the way theestate’s “quirky features” were conserved, describingit as an extraordinary project.

The project team comprised:Architect: Peregrine Bryant Surveyor and project manager: Jeremy PriceContractor: Ken Biggs ContractorsQuantity surveyor: Bare Leaning and BareStructural engineer: Hockley and DawsonBuilding services engineer: Peter Lawson Smith

AssociatesConsultant archaeologist: Dr Warwick Rodwell

CommendedAlteration and refurbishment of the DevonshireRoyal Hospital, BuxtonFormerly the Devonshire Royal Hospital, thebuildings had fallen into disrepair, and the site wasplaced on English Heritage’s At Risk Register.Originally built for the 5th Duke of Devonshire in the1780s and added to in 1880, the site includes thespectacular dome of the Great Stables, which islarger than St Paul’s Cathedral in London.

The University of Derby undertook the renovation in 2001, a project that includedconserving the dome’s massive lead roof, stoneworkand timber. Traditional materials and techniqueswere used, including a Victorian recipe for limeplaster, and repairs were carried out on a like-for-like basis.

The five-year, £23million renovation and refit has revitalised the buildings, which now providesteaching facilities to over 1,500 students. The campus includes a training restaurant, full-featured hair and beauty salons and animpressive Learning Centre.

The judges were impressed by the excellent useof the dramatic space and commented: “By openingit up to students and staff, local people have anopportunity to connect with their heritage.”

Radcliffe ObservatoryThis 18th century, Grade I listed building is located at the centre of Green College in Oxford. An icon of the neo-classical movement, theobservatory contains rare sculptures by John Bacon and J C F Rossi, which were in need ofurgent conservation.

The tower of the observatory is surrounded bystone bas-reliefs by Bacon, depicting The Winds.These were particularly fragile and needed specialist

“The BuildingConservationAward honoursconservation inall its forms”

Victorian and Edwardian


Sapcote & Sons was founded in 1853 by William Sapcote. He developed the firm, whichoriginally made cabinets andcoffins, into the prestigiousbuilding company it is today.

Although through the years, ithas remained an independentand family-owned business, itwasn’t until the 1960s thatRichard’s father, Elwin, headed upthe conservation side.

At that time, the organisationundertook various high-profile jobs,including 15 years’ maintenanceworks at Warwick Castle, therebuilding of Shakespeare’sbirthplace and the restoration ofAnne Hathaway’s cottage inStratford-upon-Avon following afire. Today, William Sapcote & Sonsoperates in central England,specialising in conservation andhigh-build quality projects in theeducation, commercial and privateresidential sectors.

Being born into such anenvironment meant, presumably,that there wasn’t much questionabout which career path theyoung Richard Sapcote wouldfollow. Now managing director ofthe company, he admits: “As achild, I toured many sites duringthe school holidays and atweekends. After I’d left school, I joined the company and studiedfor my CIOB qualifications on aday-release basis, attainingfellowship in 2002.”

He also has some interestingideas about conservation: forinstance, he has mixed feelingswhen asked if there are enoughtrained conservation specialistscoming through: “Yes and no.There are training courses andenough young people who wantto join the conservation side ofconstruction so we’re just aboutmeeting demand.

“But the growing thirst forregeneration and conservation

presents a problem. There is alack of support at industry level topressurize companies like mineto replace craftsmen nearing theend of their careers. Sapcote hasalways specialised inconservation and many of itsapprentices opt to follow theconservation route.”

He believes, incidentally, thatfirms should have a moralobligation to take on apprentices:“It’s about having a responsibilityto young people who desperatelywant to learn a skill and use thattrade as the basis for a career.”

One of Sapcote’s currentapprentices is Leonie Driver, whohas started a three-year NVQLevel 3 in stonemasonry. Shedivides her time betweenstudying at York College andputting the theory into practice,and, as she puts it, polishing herskills on site.

Leonie explains: “I wanted togain qualifications but couldn’tcommit to full-time education – I wanted to earn as well. Many of my contemporaries chose‘professional’ careers as lawyersand accountants, but I particularlywanted a trade.”

After qualifying, Leonie plansto continue working with Sapcoteas a stonemason. However, sheis confident there will always begood employment opportunitiesfor talented, skilled tradespeople:“They will always be in demandand therefore reasonably well paid.”

Sapcote is a staunch supporterof apprenticeships and takes on aminimum of five apprentices eachyear. Richard believes the industrymust see the bigger picture, beresponsible, and invest in itsfuture: “There is a true ‘supply anddemand’ labour market in theconservation field where one verylarge job can commandeer, say,40 stonemasons and sculptorswhich then affects the local

employment environment andcompanies and projects in that area.

“Nevertheless, there is ashortage, although I don’t believeit would take much to redress thebalance. I’d like to see morecompanies taking on apprentices,perhaps led by the big clients inthe industry. That would extendnot only the courses available butalso create awareness at schoollevel of the fulfilling careersavailable in conservation.”

While we’re on the subject of school leavers consideringconservation as a career, does he feel education is tooacademically biased?

“I support the latestgovernment initiative for nationalvocational qualifications becausethey’re work-related andcompetence-based. Becausethey’re undertaken as part ofmainstream education, studentsleave school better equipped forthe workplace and that meansemployers can ‘get them up tospeed’ much faster than withstraight academic qualifications.”

He believes that the increasinglevel of activity in the restorationand refurbishment sectors andthe need for matching andreplacing materials has led to achange in the way old buildingsare demolished: “In line with thehigh cost of waste disposal, weare now seeing reclamationcompanies salvaging not just theusual bricks, roof slates and tiles,but doors, timbers and individualfeatures as well. This is enablingbuilders to source matching orsimilar materials, which, only a fewyears ago, were difficult to find.

“Similarly, with the need fornew matching materials, such ashandmade bricks and roof andfloor tiles, the market is so strongthere are now a number ofsuppliers providing this service.

Keeping it in the familyRichard Sapcote of Sapcote & Sons talks to Jan Ambrose

Perrott’s Folly: reputed to be theinspiration for the second volume ofThe Lord of the Rings

Before and after pictures of the back-to-back houses project



The downside is the length ofdelivery and purchase costs.”

He stresses that Sapcote leanstowards traditional methods ofrepair, replacing as little as possible,but maintaining the integrity of theparticular material for the long-termfuture, especially in relation torendering, stone/brickwork andtimber framing.

“We see a difference of opinionin the repairs to timber-framedbuildings. Structural engineers –at least, those without specialistknowledge – tend to requeststeel plating or connectors inrepairs,” he says. “This is due tolack of knowledge of traditionalbuilding techniques. In my opinion,replacement of timbers should be‘like for like’ using the methodshoned for hundreds of years.”

He shares the view of many inconservation that, over the lastdecade, there has been a limerenaissance. This, he thinks, hasimproved repair techniques, andnow everyone in the industryunderstands the importance ofusing lime, whether in mortars orrendering, as it allows a certainlevel of movement: it better fitsthe native materials used andmatches the colour andappearance of the building’soriginal construction.

Sapcote’s diverse projects have frequently appeared inissues of Building Conservation: itproject-managed the restorationof Birmingham’s last remainingcourtyard of workers’ houses,which won the conservationcategory of the Birmingham DesignInitiative, Industry and GeniusAwards. The “back-to-back”buildings, which were rescuedfrom demolition by the BirminghamConservation Trust, werepainstakingly rebuilt, roofs realigned,and external areas restored withmany of the original featuresretained. The site has been passed

over to the National Trust and isnow a museum and visitor centre.

The organisation was alsoappointed by BirminghamConservation Trust to carry out£140,000 worth of emergencyrepairs to the 250-year-oldPerrott’s Folly in Birmingham.Perrott’s Folly and the adjoiningVictorian waterworks tower arereputed to be the inspiration behindthe second volume of The Lord ofthe Rings, and located close to J R Tolkien’s childhood home.

Built in 1758 by John Perrott,some people suggest that theFolly was used as an observatory;others believe he built it to spyon his wife, who he suspected of having an affair; and a third,and kinder explanation, is that itwas built so he could see hisdeceased wife’s grave, only tofind that the Clent Hills obscuredthe view.

For whatever reason it wasbuilt, the Folly is impressive andfascinating. It has an unusualshape, tapering from hexagonalat the top to square at thebottom. Seven rooms surround139 spiral steps. Each has itsown colour and shape, and thegrandest is on the seventh floorwith a beautiful curved Georgianceiling with casts showing suchcountry pursuits as hunting andagriculture. Building such strangestructures was a common pastimefor 18th century landowners, andspecial expertise was required tomanage the repairs.

Sapcote has recently beenawarded a £4.4million contract todesign and build a four-storeyboarding house at Stowe Schoolin Buckingham. The firm will beworking with Rick Mather Architectson the design and build of theboarding accommodation whichaims to attract female sixth-formstudents to the previously all-male school.

Paul Mullin, from the practice,says: “Stowe is steeped in history.John Vanbrugh (famous forBlenheim Palace), Edward Blore(famous for Buckingham Palace)and Sir Clough William-Ellis areamong those responsible forsome of its classical architecture.The grounds were landscaped byCapability Brown. We’re confidentthat we can work well withSapcote, which has an excellentreputation in the conservationand heritage sector and tacklethe challenges that projects likethis inevitably throw up.”

The work is scheduled forcompletion in August 2007, intime for the new academic year.

Other interesting projectsinclude the rebuilding of theCradley Workers’ Institutebuilding, located in the groundsof the Black Country Museum.Sapcote is also involved in theQueen Elizabeth HospitalLearning Hub, a teaching facilityfor the new Birmingham Hospital.This is a fully sustainable buildingincorporating sedum roof, solarchimneys and other hi-techenvironmentally friendly features.

Then there is work on BethesdaChapel in Stoke on Trent. This1819 building, regional winner ofBBC TV’s Restoration in 2003, hasbeen described as a magnificentexample of Methodist architecture.

Presumably, when you work onbeautiful buildings every day ofyour working life, it’s tough to beasked about what is yourfavourite structure and why, but

Richard Sapcote and Bob Sharp, bursar of Stowe School

Richard is not fazed: “Favouritehistoric building – BlenheimPalace. It’s simply huge and has a simple beauty, even down tothe way it sits in its landscape. Itillustrates what a family canachieve when it dedicatesgenerations to building such afantastic building. It’s just perfect.”

Very surprisingly, he has afavourite modern building:“Selfridges department store inBirmingham,” he says firmly. “Everycity needs an iconic building andthis is arguably one of the moststunning buildings in the country.It’s really put Birmingham on thearchitectural map.”

Asked if RICS is doing enoughfor conservation, he says: “Trulyengaging members with theheadquarters of a professionalorganisation is the mostimportant element. RICS couldmake more people feel moreinvolved, particularly on theconservation front.

“Because conservation is verymuch in vogue – think of theinflux of television programmesand the rising memberships ofboth the National Trust andEnglish Heritage – there’s agroundswell of interest inconservation matters and RICSshould be a leading voice.”

And that’s what RichardSapcote thinks.

So come on, RICS BuildingConservation Forum members.Ask yourselves – what are youdoing to make sure RICS is aleading voice in conservation?



Curtain up at the PalaceThe story behind one of the nation’s finest examples of Edwardian theatre architecture

until 1929 when it was advertised as a supercinema. Ticket prices had to be increased to pay forwhat was then sophisticated sound equipment.

During the 1940s and 50s, the Palace struggledvainly against rising costs, good touring shows, lack of artists, and the increasing popularity oftelevision. It closed temporarily in 1954, reopening a year later as a roller skating rink, losing its rakedfloor and stage in the process. By the late 50s, it had a number of uses, including as a dance and bingo hall.

Following its purchase by the DevelopmentCorporation, it was later handed over to RedditchUrban District Council: the opening night of 11 September 1971 featured a musical Betweenthe Bars. During the 1970s, as multi-entertainmentcentres were again increasing in popularity, it wasdecided to refit the Palace for theatrical use.

Fast forward to the 21st century, when RedditchBorough Council invested £3.1million into upgradingthe by-now Grade II listed Palace Theatre, whichinvolved a successful bid for a £920,500 award fromthe Heritage Lottery Fund. The Milton Keynes-basedarchitectural firm of Sansome Hall produced ascheme following an extensive public consultation.This focused on the detailed restoration of BertieCrewe’s 1913 theatre combined with a new three-storey building, including a new foyer andvisitor’s centre.

A historical theatre consultant researched thearchitect’s and building’s history. This information led to the restoration of fibrous plasterwork andmotifs; the new colour scheme in the auditorium;reinstatement of the theatre’s chandelier andstained glass embellishments to its rose bowl above, and the recreation of the grand entrance into the stalls.

The independent construction firm Sapcote, was one of 60 companies involved in the project:Dave Jenkins, Sapcote site manager, explains: “The timescale was 33 weeks and there were a lot of people on site. The project was diverse, too.We had to demolish the 1970s buildings and therestoration work naturally involved compliance with modern-day Building Regulations, including the installation of secondary glazing. Accessibility is important – there is an induction loop system,seating for the disabled in the circle, accessibletoilets, and a lift for the disabled. We’ve combatedthe problem of stuffiness often encountered inpublic halls by introducing an innovative ventilationsystem that allows air circulation from under the seats.”

Bertie Crewe, one of the most dynamic and undeniablyflamboyant architects of the late 19th-early 20thcentury, was famed for his work on the CoventGarden theatre. By the time he designed theRedditch Palace Theatre, he had been associatedwith over 240 theatres and cinemas.

The Palace, which opened in 1913, was built at a time when theatre construction was starting todecline and cinema construction was just beginning.A comparative latecomer in the wave of new theatrebuilding, and described as a miniature opera house,it was designed in Grecian style and seated 660.Building costs were reputed to be £9,000, and thetheatre, according to the Palace Theatre’s officialwebsite, was “upholstered in excellent taste” byMessrs Wolff and Hollander.

It was also fitted with electric lighting backed upby gas lights. Other modern gadgets included firehydrants and a bioscope (an early version of a filmprojector), and its facilities incorporated, accordingto the Redditch Indicator’s first theatre review, asunken orchestra pit and smokers’ lounge. It wasoriginally a cine-variety house – the bill comprisedboth films and variety entertainment. This continued

“Its future islooking goodand its past is beingremembered”

The exterior of the Palace Theatre today



Left to right: The Palace Theatre has seen many changes in its history as is shown by these exterior shots

Despite compliance with stringent regulations,restoration has been faithful. The Alcester Streetfrontage now matches the original, and all outfacingwindows have been replaced with stained glass.Floodlighting was reinstated using four large luna arc lamps. Specialist local firms were used to restore the gold leaf and decorations.

In 1914, there were over 1,200 working theatresthroughout the British Isles. By 1982, an estimated85% of these had been either demolished orirretrievably altered. Presumably, 20 years later,these statistics have worsened. Bertie Crewedesigned or modified over 50 theatres, but only 13 survive.

The gala reopening of the Palace Theatre took place on 22 April 2006. Since then, increasing audience attendance confirms that the variety of entertainment on offer is appreciated.

Professionals and home-grown amateurperformers alike have crossed these hallowedboards: events have included 1960s pop concerts, comedy shows, drama, ballet, and good old-fashioned pantomime.

Its future is looking good and its past is being remembered.

Above and left: Detailed research enabled faithful restoration of the interior



saleability and mortgageability often led to neglect.They were vulnerable to deterioration, frequently dueto inappropriate intervention.

In his presentation, Ian Rock considered Victorian(1837-1901) and Edwardian (1901-1910) homes,the architectural styles and materials used, the mainconstruction features, and the arguments for andagainst construction and demolition.

“RICS believes accurate restoration is essentialfor the preservation of Britain’s culture and legacy,but is concerned by the increasing shortfall ofspecialist skills,” he said. “This is borne out by theamount of money people spend to reduce the valueof their house. On the one side, we have the experts– including the building control professionals. On theother, we have the home owners, and in the middleare the builders – some know what they are doing,others don’t.”

Quoting from RICS again, he added: “ManyVictorian houses tend to be built to a higherspecification than many modern houses. They stillprovide an efficient means of achieving good-quality,high-density housing.”

Ian then took delegates through a tour ofarchitectural styles and features, explaining why the majority of Victorian houses built were terraced(because it saved money and meant they werestructurally sound), and how the spread of diseasesled to the phasing out in the late 19th century ofback to back “cluster houses”.

Turning to the “conservation versus demolition”argument, he reaffirmed RICS’ point of view: “RICSbelieves the misconception that it is cheaper to builda new house rather than refurbish an old oneignores the fact that many Victorian houses are builtto a higher specification than many modern houses.Some clearance and replacement is inevitable incertain areas, but refurbishment is often a cheaperand more sustainable option than demolition.Victorian homes face an additional threat frombotched refurbishment which destroys originalfeatures and rids houses and neighbourhoods oftheir unique character.”

He considered the motives behind thegovernment’s Housing Renewal Pathfinder project,and gave the arguments for demolition (he admittedhe couldn’t find many):1. The UK has the oldest housing stock in the

western world2. An Oxford University report suggests that over one

million Victorian terraced houses will need to bedemolished by 2050 and replaced with energy-efficient homes to meet carbon emission targets

Inspecting and Identifying Defects in ResidentialProperty is one of a series of conservation seminarsorganised by conference provider, Contact PropertyTraining. The two course presenters, both charteredsurveyors, were Stephen Callaghan and Ian Rock.

Stephen, an author and educator with abackground in professional practice and standards,is chief executive of homeinspectors.co.uk, aspecialist national training and business exchangefor home inspectors.

Ian Rock is director of his own consultancy, and a prolific writer. He has written for nationalnewspapers and specialist publications, and isauthor of The Victorian House Manual and The1930s House Manual (both published by Haynes).

The conference, attended predominantly bychartered surveyors, could easily have been subtitledWhat did the Victorians and Edwardians do for us?and Ian Rock answered that: “Victorian andEdwardian properties are important in sheernumbers alone,” he said. “They account for morethan one in six of all UK houses: in some suburbs,over 80% of all housing, and certainly 20% of thenational average.”

The Victorian terraced house is the most commontype in every town and city in the UK with fivemillion still standing, and the seminar was given overto analysing its characteristics, what goes wrongwith them, and considering specific case studies.

Steve Callaghan explained that the Victorian townhouse was built for the upper and middle classeswith their retinue of servants. Victorian housinggenerally was often built for a low price to a lowstandard to house a rapidly expanding population.The properties were often poorly located: heshowed a PowerPoint slide of a terrace of houses inthe shadow of a gasworks, explaining their

Protect or pull down?A conference considers the continuing important conservation or demolition debate

Upstairs, downstairs: the town house accommodated upper and middle classes and their servants



3. The success of regeneration in Peckham, wherean old estate was torn down and replaced withmodern homes.

He had far more reasons for confirming whydemolition is a bad thing: • why do we need hundreds of new estates, instead

of renovating existing housing stock?• old buildings were built to last – modern buildings

often only last a few decades• why destroy our historic townscapes?• Victorian terraces are a sustainable urban design• legal fees and court battles make it more

expensive to demolish and rebuild• loss of community spirit when friends and

neighbours are re-housed in and out of the area.

Asking whether demolition or refurbishment wasmore economically viable, he referred to the ITVTonight with Trevor McDonald programme. Thisfamously showed that repair costs for a Toxtethproperty earmarked for demolition were only slightlymore than demolition costs, and considerably lessthan the costs of replacing it with a new home. Oneconference delegate enquired whether the repairedproperty had since been demolished anyway.

Turning to the all-important question of energy hequoted Maxwell Hutchinson, former RIBA president:“In energy terms, refurbishing a Victorian homecosts the same as driving a car to Moscow andback. Demolishing and rebuilding is the equivalentof driving six times round the world.” He went on togive examples of improving the energy efficiency ofold homes.

Common defects, he said, could be caused by lack of maintenance or inappropriate repairs and alterations: “I’ve seen spectacularly criminalalterations,” he said, before listing the componentsmost commonly affected by defects (sourceMaintain our heritage). Taking the lead was rainwatergoods (15.4%), with rainwater penetration (17.6%)coming first in the list of most frequent buildingdefects. Structural movement was a surprisingly low 3.4%.

This conference covered an extremely wide rangeof issues, including health and safety. StephenCallaghan showed a series of slides, whichhighlighted the dangers of visiting unoccupiedproperties; he also asked delegates to point out varioushazards, such as elderly gas and electricity systems.RICS, which takes the safety of its surveyors veryseriously, has a dedicated health and safety website at www.rics.org/management/healthandsafety/

surv_safe.htm The day concluded with StephenCallaghan’s two-part presentation on identifying defects.

The debate on whether Victorian and Edwardianproperty should be pulled down or refurbished isone that will run and run, with high-profile figuressuch as the Prince of Wales joining in the argument.The Prince’s Foundation and the BRE VictorianHouse of the Future project have demonstrated how to turn draughty, thin-walled houses into flexible21st century accommodation. This huge topic willnot be resolved in a one-day seminar and should be of interest to all surveying professionals.

Following its series of seminars on identifyingdefects in Victorian and Edwardian homes, ContactProperty Training will be running further seminars inthe new year on 1920s and 1930s suburbanhouses at regional venues nationwide.

For details or to book, T +44 (0)118 987 2266 F +44 (0)118 987 3366 or [email protected] or www.cptevents.co.uk

In terms of numbers alone, Victorian and Edwardian properties are important


Back to summer schoolThe success of the third annual RICS/SPAB conservation summer school for building surveyors

Summer school

mortars, plaster and render. On day four, thestudents visit Woodchester Mansion, a Victorianarchitectural masterpiece abandoned beforecompletion by its builders. Virtually untouched sincethe 1870s, students can explore this fascinatingGothic building in mid-assembly. Forum chairmanHenry Russell and forum member John Gleesonpresent papers on preparing defects surveys andspecification writing.

“And it’s not all hard work – it’s a lot of fun andthere is plenty of time for networking.”

The RICS/SPAB summer school will run again in2007. Information will be on the RICS websitewww.rics.org/summerschool from mid-April. Early booking is essential

“During the first two days, we bombard the students with information”

It was at the finals of BBC TV’s first Restorationseries that its co-presenter, building surveyor,Marianne Sühr struck up a conversation with thethen Building Conservation Forum chairman,Stephen Boniface. They agreed how important itwas for surveyors to understand buildingconservation, which seemed to be rather sidelined inthe profession. By the end of the evening, they hadalso hit on the idea of an annual summer school inbuilding conservation for undergraduates and APC students.

The first summer school was held at the RoyalAgricultural College in Cirencester in 2004, and hasgone on from strength to strength. Halfway throughSummer School 2006, Marianne is very enthusiasticabout its evolution: “We’ve got 35 attendees thisyear, which is the ideal number for a course withsuch a strong hands-on content.”

She adds: “I feel strongly that the word‘conservation’ turns surveyors off. They think it’ssome rarefied thing. Nothing could be further fromthe truth – it’s about the repair of 20% of buildingswith solid walls, using lime, built before the firstworld war. It’s not about ancient structures andmedieval churches.

“That means this is one in five buildings we’relooking at. It also means that virtually every surveyorwill be involved with Victorian terraced houses atsome point. It’s essential they have the right skills tounderstand these buildings and specify the correctmaterials for repair. The summer school aims tocatch as many young surveyors as possible to makethem aware that these buildings are different.”

As one of the organisers of the summer school,Marianne, aware of the restrictions of a student budget,was determined it would not be cost-prohibitive.Accordingly, the course is run at minimal expense,so there may be an absence of black-tie dinners,but each day is packed with entertaining content.

“After dinner on the Sunday, Nick Molyneux, anEnglish Heritage inspector, presents a session Oldbuildings – your choice. Summer school organisersthink of this as a ‘warm-up act’ where delegatesbring photos of buildings they find interesting – it’sa really good interactive session,” says Marianne.“Then during the first two days, we bombard thestudents with information: these lectures are alsoopen to day delegates. Leading conservationspecialists present papers on topics includingconservation of cast and wrought iron, building inbrick, and building conservation philosophy.

“Day three comprises a hands-on lime day, where students attend workshops on understanding

Summer school students at Woodchester Manor

John Gleeson and Marianne Sühr discuss a training session

Squatters’ cottages


A right to occupyIn the first of a two-part series, Peter Napier takes a closer look at the squatter’s cottage

I was very interested in Bob Bennett's article abouterecting a simple dwelling in one day (September’sBuilding Conservation) having been involved with the conservation of several such buildings. It wasfascinating that he had proved it was possible that if a house could be built on common or public land,and have fire burning by nightfall or daybreak, thenthe builder would have a “right” to occupy the land.

Such buildings are the squatters’ cottages of a bygone era when the labouring and non-landowning classes had little opportunity to find a placeto reside. Many would have been hovels, albeit theonly means of shelter for some families. Severalhave not survived, because their fragile materials ofconstruction have perished; sometimes they were“tumbled” by landlords or condemned as being unfitfor habitation. Some have survived, albeit in part, andsometimes can still be identified as being former“squatter” cottages either because of their physicalform or by their location.

A “squatter” is one who settles unlawfully uponland without a title, and “squatting” has a longhistory. In many of the world’s poorer countries thereare extensive squatter slums or shanty towns. In thiscountry at one time, there would have been manylandless people with little alternative but to build asimple dwelling on land they didn’t own and had no

hope of owning. Clusters of primitive dwellings oncommon land must have been a familiar sight.

Records show many cottages were thrown up inthis way and just as many were thrown down by thelandlord almost as soon as they were built. Thereremain examples of dwellings built on common landand upland areas on the fringes of farmed land thatmay have originated as squatter cottages.

Although houses were once built on commonland and on land which we would now regard ashostile to life, that does not necessarily mean theywere built using “squatters’ rights”. Landlords wouldoften overlook the building of a house and thelimited enclosure of land around it in return for anannual “fine” or small rent. Alternatively, they wouldtolerate the encroachment because they needed the labour that the cottagers provided. However, bynecessity such cottages are likely to have beensimple in their design and construction.

The squatter cottage being a “one-night house”, or “ty unnos” as it is known in Wales, would be small,usually single storey and built using any readilyavailable and preferably free materials, sometimesjust sticks and mud. In upland areas, walls wouldoften be built from random rubble using stonesgleaned from the fields and bedded in mud, which, if kept dry, can be a suitable bedding material.

This squatter’s cottage has been reconstructed at the Ironbridge Gorge Museum at Blists Hill, similar to many that would have been constructed across Shropshire

“A ‘squatter’ isone who settlesunlawfully uponland without a title, and‘squatting’ has a long history”

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These walls would have been pointed with lime(maybe not right away). Such pointing would havebeen kept to the minimum as the lime, or the rawmaterials for making it, would presumably have tobe paid for. The roofs would have been constructed,using larch or hazel poles from nearby woodlandand possibly using turf, heather or bracken forcreating a thatched covering. The floors would have been beaten earth. Even with such simpleconstruction, as Bob Bennett’s article shows, itwould still have taken a great deal of organising and a lot of labour to do it.

A good description of these houses built byworkers appears in an anonymous essay A ShortHistory of Perkins Beach Mine referring to a periodprior to 1860, which is preserved in the ShropshireRecords and Research Centre.

Because of their fragile nature, most squatters’cottages had little chance of survival even if theywere not tumbled by the landlord. It is only througharchaeological excavations that we know that thesehumble dwellings existed at all. Where they havesurvived, it is probably because they had been builtof more substantial materials such as stone, or thatthe huts once established were rebuilt using morerobust forms of construction.

One variation on the squatters’ myth is that if afireplace and chimney could be built in a night and a fire lit before sunrise the owner of the land couldnot expel you and the remainder of the house couldbe completed at leisure. This myth would have madesuccess more likely and many surviving squatters’cottages could have originated this way.

Other cottages that tradition has suggested weresquatters’ cottages appear to be too complex tohave been a one-night house. A two-storey house is unlikely to have been built in one night, and theworkmanship may be of a higher standard thanwould be consistent with something built in a hurry.Perhaps expensive or less readily available materialssuch as roofing tiles and brick are present whichcould either have been added later or indicate that the house wasn’t built by totally landless and destitute squatters. These houses, if built oncommon land or on upland marginal land could wellhave been built with the landowner’s consent inreturn for a rent or a fine as I noted earlier.

During the last quarter of the 18th century tobeyond the middle of the 19th century, the areaaround Snailbeach to the south west of Shrewsburywas a major lead mining and industrial centre. Withthis industrial growth came the need for a workforcewith their families and need for housing.

Significant squatter settlements started to appearin the area in the 18th century, initiated by peoplesuch as John Lawrence senior (a collier and leadmine owner) who encouraged his miners andsmelters to erect cottages on commons, supplyingthem with building materials. By 1842 there wereabout 100 cottages on Pontesbury Hill to the northof Snailbeach but within easy reach of collieries,quarries and mines. Many of the cottages werehastily erected, maybe even in a day, using turf,wood, thatch and stone for the chimney. The turfwas often replaced by stone (Gaydon 1968 andPearson 2004).

“Although houses were once built on common land and on land which we would now regard ashostile to life that does notnecessarily mean they werebuilt using squatters’ rights”

Two cottages, remaining in much their originalform (one is still occupied), can be seen in the areaaround Pontesbury Hill. The unoccupied house givesan insight into what basic accommodation thesedwellings provided, comprising a living room whichhas a fireplace with cast iron range, and one otherroom for sleeping. A small additional room wasadded later.

They represent well the “grey area” or closeproximity that exists between true squatterscottages and what may be described as toleratedpoor development.

In the next issue of Building Conservation,we will look at examples that exist in quiteinhospitable conditions further up on theStiperstones in south Shropshire.

Peter Napier has his own practice specialising inhistoric building repairs. His clients include theNational Trust, English Heritage and the LandmarkTrust. He is currently working on major repairs atUsk Castle, Monmouthshire and an 18th centuryironworks in North Wales. For further informationwww.napierandco.com

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“Because oftheir fragilenature mostsquatters’cottages hadlittle chance of survival evenif they were not tumbled by the landlord”



Two former squatters’ cottages in the Pontesbury area. Although the cottage in the upper photo remains occupied, its original form is identifiable and its thatched roof isstill present under the corrugated iron roof. The cottage in the lower photo remains untouched by time and could be repaired relatively easily


Book reviews

Book reviewsReviewed by Jim Humberstone

Houses and what stemmed from it. It has alwaysbeen regarded as a model for self-sustainingprogrammes aimed at securing a safe future for whatwas a threatened species, the small vernacular houseand other buildings with distinctive regional character.

The authors deserve great credit for theirnarration of one of Scotland’s proud achievements.The Little Houses scheme dates from 1960 but was preceded by pioneering work by the NTS,particularly at Culross in Fife in the early 1930s and Dunkeld in the early 1950s.

The problem lay in the precipitous clearance ofold housing in what was popularly called slumclearance. The NTS challenged these arbitrary andmisguided policies. Much of the impetus for thiswork and credit for its implementation must go to an architect, Ian Lindsay.

The book is a well-written, comprehensiveaccount of the Little Houses schemes and theirimpact down to the present day. Beautifullyillustrated, it is furnished with chapter notes, agazetteer and map showing the location of theschemes together with a good index.

My only reservation is that it follows theregrettable trend in printing which results in printsize and some visual images reduced until they arevirtually unreadable. The problem is exacerbated bythe use of a kind of grey ink. Photo-reduction has a lot to answer for.

Having said that, this publication is a fitting,elegant record of one of the great achievements ofthe early days of the British Conservation Movementand represents an important addition to anyrespectable bookshelf collection.

Ham Hill: portrait of a building stoneRichard DurmanSpire Books Price £19.95ISBN 1904965091Product code 11569

A book like this is in effect a combination of portrait,profile and biography, with a well-loved buildingstone as its subject. All of us who have delighted inthe wonderful honey-coloured stone that confrontsus at Montacute or Sherborne Abbey can learnmore here about its origins, characteristics and use.

The author guides us through a wide-rangingexamination of the Ham Hill stone, especially in itshome territory. Its source lies in southern Englandbut Richard Durman tracks down other examples ofits use many miles from the quarries. Within its 240 pages is a wealth of information covering thestone and its quarry provenance and a period byperiod account of its deployment in stately homes,monasteries, churches and lesser buildings. This iscombined with a realistic assessment of what thefuture holds for this lovely material, and includesextensive bibliography, appendices dealing withpublic access, writers’ comments and a geologicalchronology of Ham Hill. The text benefits fromdetailed chapter notes and a comprehensive index.

There are monochrome photographs anddiagrams and 16 pages of colour plate illustrations.Appropriately, the final chapter finishes with a shortquotation from the T S Eliot poem East Coker:“In my beginning is my end. In succession, houses rise and fall, crumble, are extended, are removed,destroyed, restored.” The poet’s ashes reside in EastCoker, the Hamstone village situated not far fromthe quarries.

This must be considered a tempting buy, whetherfor reference, pleasant browsing, or to complementa visit to see the material itself in situ.

Little Houses: The National Trust for Scotland’sImprovement Scheme for Small Historic HomesDiane Waters and Miles GlendinningPrice £9.95ISBN 1902419464Product code 11571

Any respectable history of the Conservation Movementin Britain will include a mention of the National Trustfor Scotland’s (NTS) Improvement Scheme for Small

The Gyles, Pittenweem, one of the National Trust forScotland’s Little Houses schemes


Book reviews

Measured and Drawn David Andrews, Bill Blake and Ton Cromwell,English Heritage ISBN 1873592728Product code 11572Price £15

Although English Heritage, in its early days, wasslow off the mark with its publication programme, it has now made up for it. There is now abewildering variety of books bearing the familiarportcullis logo. Guides and manuals are a particularlyimportant category: as the scope and extent ofbuilding conservation grows, so does the need for practical guidance.

This book is the third in a series of technicalguides devoted to survey and record. Previous titleswere The Presentation of Historic Building Survey inCAD (1999) and Metric Survey Specifications forEnglish Heritage (2000).

It is well presented with good diagrams and illustrations complemented by excellentphotographs. After a brief introduction, the authorsdeal with control methods, techniques includingEDM use and CAD wire frame methods. Thequestion of procurement is covered in a briefchapter but a good half of the text is then devotedto six case studies, including Battle Abbey, DansonHouse, Peterborough Cathedral, Iron Bridge andWhitby Abbey. The wide variety of circumstancespresent in each of these pose the need for differenttechniques.

Some 10 years separate the publication of thisbook and Measurement and Recording of HistoricBuildings by Swallow, Watt and Ashton, published byDonhead. The two books offer a useful comparison.If content reflects the needs of practitioners thenclearly things have changed significantly in the lastdecade. Judging by the emphasis of Measured andDrawn, there has been a minor revolution in the waypractitioners should approach the tasks ofmeasuring and recording buildings.

Despite these major changes, the once-familiartexts of Fraser Reekie and the more recent book byRobert Chitham still figure in the references sectionas they did in Swallow, Watt and Ashton.

The authors affirm that ensuring “fitness forpurpose” must be the guiding maxim for all surveyand record work. The message appears to be that in many cases it is wise policy to retain the best of the old techniques complemented by the newer technology-based methods where these are appropriate.

Reviewed by Henry Russell

Houses and History in the March ofWales: Radnorshire 1400-1800Richard SuggettRoyal Commission on the Ancient andHistorical Monuments of Wales 2005ISBN 1-871184-23-1

There is a small treasury of books aboutWelsh architecture, and this deserves to beadded to it. Studies of Welsh vernaculararchitecture are noted for their quality. Oneof the first, The Welsh House by IorwerthPeate in 1940, was followed by the threevolumes of Monmouthshire Houses byRaglan and Fox in the early 1950s. Thencame Houses in the Welsh Countryside by P Smith in 1975.

This book continues the tradition, lookingat houses in Radnorshire, which now formspart of the modern county of Powys. The oldcounty has a north-western upland area andan eastern lowland where the rivers all floweast into England. As a result there werestrong historical links with the Englishborder regions, but significant differences in land ownership and farming patterns.

The book has a useful introduction to thefarming and rural economy of the area.

The work is underpinned by a majorprogramme of fieldwork and research whichhas identified many significant buildingswhich were not known about. Many wereconverted to lesser uses, and the marginalnature of agriculture in the Welsh borders in recent years may have contributed to their survival.

Houses and History covers the great hallhouses, the yeoman farmer houses and the smaller long houses. The text is largelysupplementary to its profuse illustrationsderived from the fieldwork.

There is ample guidance for dating buildings and their elements, as well as small sections on other interesting subjects like summer dairies and squatter houses.Houses and History makes a big contributionto understanding buildings in a very special area of Wales.

All available from RICS Books T +44 (0)870 333 1600 (option 3) F +44 (0)20 7334 3851 [email protected] orwww.rics.books.com

These products are not endorsedby RICS or any of its subsidiarybusinesses. RICS Books is simplythe retailer


For display advertising contact RICS on +44 (0)20 7334 3740

www.rics.org

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Britannia Architectural Metalwork LtdSpecialists in the restoration and replacement

of Metalwork in historic buildings

The Old Coach House, Draymans Way, Alton GU34 1AYPhone 01420 84427 fax 01420 89056

Web site www.britannia.uk.com

Barker & Associates Chartered Surveyors

Waggoners Court,The Street, Manuden,Nr. Bishop’s Stortford

Hertfordshire CM23 1DWTel: 01279 647111 Fax: 01279 647027Email: [email protected]

Website: www.barker-associates.co.uk

■ Advice on Timber Framed Buildings■ Building Disputes■ Full Building Surveys■ Insurance Claims & Disaster Recovery■ Repair, Conservation & Alteration of

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For those interested in or working with historicbuildings and landscapes

For further information:Tel: 0800 019 9697

Email: [email protected]

Quote ref: BCJ1206

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Glass forperiod windows

The London Crown Glass Company specialises in providing authentic glass for the windows of period buildings.

This glass, handblown using the traditional techniquesof the glass blowers, is specified by The National Trust,

the Crown Estates and indeed many others involvedin the conservation of Britain’s heritage.

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TIMBER FRAMINGWith more than 20 years experience in timber framing, you can rely onus for sound advice, accurate surveys and high quality craftsmanship.

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BUILDING CONSERVATION MATERIALSContact us for details of our extensive range of building conservation materials.• Traditionally cleft oak products: roof shingles, tiling, batten and pegs.• Oak framing pegs, plasterers’ riven lath.• Specialist timber needs: crucks, braces and beams.• Unusual fixings: stainless steel and traditional rosehead nails.

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Membership is eligible from time of receipt until August 2007.

For more information contact: RICS Building Conservation Forum, 12 Great George Street,Parliament Square, London SW1P 3AD.

BCJ Dec '06

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Transcript of BCJ Dec '06