Heritage Statement. Alterations and Improvements to. Well House Standard Road Wells-next-the-Sea NR23 1JY

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1 Heritage Statement for Alterations and Improvements to Well House Standard Road Wells-next-the-Sea NR23 1JY Prepared by Hudson Architects 9-10 Redwell Street Norwich NR2 4SN October 2011

2 CONTENTS Statement Photo, cover South Elevation Appendix Photos Maps Comparative Plans 1966 Schedule of Work 2

3 Heritage Statement for Well House, Standard Road, Wells-next-the-Sea NR23 1JY Map ref: TF ENGLISH HERITAGE BUILDING ID: P. Aldridge (NLA), 28 September 2006 (S1) in file refers to discovery of a 16 th century inglenook fireplace and panelling unconfirmed. If this is a genuine inglenook a 17 th century date is more probable. E. Rose (NLA), 20 June Introduction This Heritage Statement was prepared by the Keith Reay of Hudson Architects to accompany a planning application for the repair, alteration and extension of Well House. It is aimed at understanding the historic building and the impact of the proposals Wells-next-the-Sea Wells-next-the-Sea is a historic port on the North Norfolk coast. Its prime location meant that in the late 16th Century, Wells (as it was known) was the major port for the area, with up to 19 ships trading corn. Wells status as a port carried on well into the early 20th Century. There is a wealth of buildings of historic interest in Wells with 189 listings of Grade II and over. The area immediately behind the quayside is particularly rich in buildings from c.16, c.17 and c.18. This is the area where Well House is located, on Standard Road, the main road leading northward to the east end of the quay. At the time that the house was built, Standard Road extended only as far south as the road now known as Station Road, known in the 1700s as Tinkers Corner and in 1906 Railway Road The Building Listing Description: 16 th or early 17 th century, complex plan with alterations. Two storey and attics. Entrance set back with small forecourt. Interior: early 17 th century moulded panelling, massive stop chamfered beams and crossbeams, wide fireplaces of about 1700, arched cupboard with shaped shelves and shallow half dome. The Normans, Well House and Nos. 1 to 5 (consec.) & Standard House form a group View from the North Generally: The original late c.16 or early c.17 building comprises two floors plus attic rooms and is a rectangular brick and flint house with a pitched roof, set with the west gable built hard against Standard Road abutting the pavement following the line of the road which is at an angle to the house. The line of the east gable defines the plot boundary on the east side. The house is arranged around a massive centrally placed chimney stack and is one room deep on either side of the stack on each floor. It is possible that the house, like many of the houses adjacent to the quay, was built for a relatively wealthy merchant or someone who was connected to the commercial activities based on the quay which generated the town s wealth 3

4 during this period. There are three later extensions, two to the north and one to the south. The main extension to the north is of late c.18 or early c.19 and is two storey plus attic, built between the north elevation of the original building and the adjacent property to the north. It is set back against the east boundary of the plot forming a small entrance forecourt together with a more modern c.20, single storey lean-to extension built against the north elevation of the original house. To the south an early c.19 two storey extension has been added against the west (road) boundary with the floors set at a slightly higher level than the main house to accommodate the rise in ground level from north to south. To the south of this extension is a single storey brick outbuilding, linked to the rear elevation by a c.20 lean-to shed and a brick and flint boundary wall. There is some evidence to suggest that the major extensions to the north and south of the original house were occupied as separate dwellings at some point in the past, possibly from the outset. The O.S. map of 1906 clearly shows the main house divided into two properties and the north and south extensions also as separate properties. The north extension has a winding staircase from the first floor to the attic and there is evidence that this may have originally extended down to the ground floor with an external entrance door. The south extension has a former external doorway in the street elevation, now blocked with a window, suggesting that it too may have been accessed and used independently. The fireplaces are so wide on the ground floor that there was originally only sufficient space for a passage on either side. This suggests that the upper floors may originally have been services by staircases set against the gable wall at either end of the house. Alternatively it is possible that the house was originally built as two dwellings (an early semi?). The 1966 plans show that there were duplicated staircases from ground to attic floors at that time. Although the extensions and alterations to the main house, plus the overpainting, have largely removed or obscured the original fenestration and detail, the form and scale of the house and its position on one of the main approach roads to the quay gives the house prominence and importance in the townscape of Wells. The south facade also contains evidence in the unpainted masonry of the likely arrangement of the original fenestration of this elevation, thought to have been mullioned windows. The original house has undergone considerable alteration at each stage when linked to later extensions, the last of these major overhauls was circa 1967 and involved major external alterations to all elevations, including the re-ordering of the fenestration/ external doorways to all elevations except the east elevation. The painting of the external masonry of the west and north elevations probably stems from this time. Included in the appendix to this report are elevations and plans of the pre-1966 building, set against the present layout and elevations, plus a copy of the schedule of the alterations carried out. From these the extent of the alterations and c.20 works can be clearly identified. Features identified in the listings and Pevsner description clearly date from this time the 17 th century moulded panelling and mullioned windows can be seen to be c.20 additions and the massive beams referred to were given this appearance when they were plastered over although the panelling may be a copy of some which was removed during the works. These alterations were extensive and probably resulted in the loss of some original fabric, including joinery and masonry, however a considerable amount of original material remains in the main house, some of which has been altered or covered up in the past. Attic: the attics are currently in unusable condition and have been for some time. In the main house the exposed attic roof structure is 60% original the section of existing structure over the east bedroom has failed and has been entirely replaced at some time in the past with an even more sub-standard structure which has also subsequently failed, pushing out the top of a section of the south elevation, now restrained by a large intrusive metal tie rod internally. The roof has two bays to each bedroom which are located on either side of the large central chimney stack. The bays are defined by A frame trusses with collars placed relatively high on the principal rafters just below the upper purlins. Additional modern softwood 4

5 collars have been inserted at a lower level to counteract the spread of the feet of the principals. There are two rows of butt purlins and formerly a row of diagonal windbraces between the principals and upper purlins, now removed within the bedrooms but retained in part around the chimney. The roof will require a considerable amount of repair, including complete new trusses and purlins to replace the failed roof over the east bedroom, remaking of the eaves partition walls attached to the roof structure and renewal of the south dormer windows which is in poor condition and supported off the existing roof structure. The floors of the attic are largely original with wide softwood boards over elm joists tenoned into a central oak beam. The original floorboards have mostly been replaced or overboarded and those remaining have been subjected to heavy insect attack and decay. The joists have deflected badly, to an alarming extent, which appears to be due to the fact that they have not been pegged where they are tenoned into the central beam and the fact that they are scant sections of elm which tends to deflect more than say, oak and is often subject to insect attack weakening it further. East Attic Room Attic floor detail Previous Attic Repairs Wind bracing 5

6 First Floor: Bedroom 1 features a carved Jacobean overmantle and two carved doors, a brick fireplace from the same period and an original painted central spine beam with chamfered stops running into a crossbeam in front of the fireplace. There is a c.18 2-panelled door to the north of the fireplace, probably re-used from elsewhere in the house. Inspection of the 1966 plans and the description of the works carried out indicate that although the panelling and doors are probably original to this room, they have been moved, adapted and re-configured to provide the current arrangement. The arched fireplace was probably originally plastered as was common for first floor fireplaces of this period and design in this part of North Norfolk. Bedroom 2 and the adjacent corridor have been formed out of an single room, originally similar to Bedroom 1, by the insertion of a corridor partition probably in c.18 or c.19. There is a similar arrangement with a central spine beam running into a crossbeam in front of the chimney breast, however these have been heavily plastered over and there is no indication whether the chamfered stops remain. Investigation has revealed that there is a matching fireplace in this bedroom, currently bricked up and inside a c.20 built-in wardrobe. The room also contains two c.18 2-panelled doors. Bedroom 1 panelling Bedroom 2 fireplace The corridor outside Bedroom 2 features a c.18 2-panelled door to the stairs down to the ground floor and an early c.19 4-panelled door to the staircase up to the attic. Ground Floor: The Dining Room has a central spine beam with chamfered stops running into a crossbeam in front of the fireplace the beam has been chipped and scored to provide a key for plaster which has since been removed. The fireplace is a heavily restored wide, open exposed brick structure of about 1700 with a large timber beam (which appears not to be original). There is an attractive built-in arched cupboard with shaped shelves and shallow half dome top typical of early c.18 in the north east corner of the room. The doors are c.18 6-panelled. The Living Room, also with central spine beam with chamfered stops running into a crossbeam in front of the fireplace, both plastered over. The door is c.18 6-panelled. Investigation has uncovered a large open fireplace with the original large oak fireplace beam and brickwork, in need of repair but largely intact (see next page). There is a c.18 wall cupboard on the former north external wall (shown on 1966 drawings as opening from opposite side of wall, possibly moved during alterations). Otherwise panelling, dado, joinery etc. is all 1967 addition. 6

7 consistent with the use of the house as two dwellings from an early date. If this is not the case, it is difficult to see quite where or how a single staircase could have been arranged to serve both sides of the house given the small amount of space between the very wide chimney stack and the external walls. Externally: The exterior of the house is marred by unsympathetic past alterations which comprise a two storey modern brick lift tower added to the south elevation, inappropriate and defective windows, doors and dormer windows, unsightly soil stacks and plumbing and the modern lean-to extension to the north which takes daylight from the principal living area. Inglenook fireplace Stairs to first floor The South entrance door opens outwards at the top of a short set of external steps. This leads into a narrow entrance lobby with two staircases one up to the main bedroom, the other to the two other first floor bedrooms and the attic rooms. A short stair provides access down into the existing dining room and from there to the remainder of the ground floor. The staircases are very tight winding staircases typical of this size of house of this period in Wells. It is difficult to say if this arrangement is original or not, it appears to have been partially altered in 1967 the present arrangement would be Lift shaft Unsympathetic additions North lean-to extension 7

8 Summary: The house is fairly typical of the period but has suffered somewhat from the extensions and alterations throughout its life. There are several other houses in Wells from the same period where the alterations have been fewer and less destructive, for example Tudor Cottage in Jolly Sailor Yard. The house is important in the context of the town because of its streetscape value and position, it also retains several features of historic interest in the older part of the house; half of the main roof and the chimney, the attic floor, fireplaces on the first floor (brick) and ground floor (inglenook), the first floor floors and beams, several doors and frames, the first floor bedroom carved overmantle/doors/surround and the ground floor arched cupboard. There is also a great deal of historic masonry externally, painted over on the north and west elevations, the best is on the south elevation where it is still visible although the fenestration is all altered, the remaining masonry provides clues to the original arrangement and there is some fine original coursed flintwork in places Proposed alterations/repairs Generally: The purpose of the proposed works to the house is fourfold; Firstly, to sympathetically repair the house and restore the building to sound working order using traditional and appropriate techniques and materials. Secondly, to re-order the existing poorly configured 1960 s internal arrangement to improve the relationship between the rooms, circulation spaces and external areas and make it suitable for use as a family house the purpose for which it was most likely originally built. Thirdly, to expose and repair those original elements of the house which are of historic interest and value; the roof, fireplaces, beams, floors, joinery and external flintwork so that they are visible and legible and enhance the remainder of the house. Lastly, to remove some of the worst of the previous alterations to the house including the lift tower and soil stacks, make external alterations to the fenestration and dormers and add two new porches. These alterations and additions are designed to complement the original house and enhance the remaining historic fabric and features. Attics: Main rooms and roof All the roofs will be stripped and the roof coverings replaced with salvaged pantiles and the valleys and flashings replaced in lead, taking this opportunity to insulate within the depth of the roof structure and maintaining the present appearance both internally and externally. The dormer windows will be restored/rebuilt (where they prove to be unusable) and pitched roofs added to improve the appearance and weathering performance. The roof structure of the main house will be repaired generally and renewed over the east bedroom, this will be of a similar design to the original roof to retain the integrity of the listed building but will be designed and sized to avoid the type of failure already experienced. The lower modern collars will be replaced with more sympathetically designed timbers. Masonry to the tops of walls of main house the failure of the roof has resulted in the masonry of the top of the walls being pushed outwards, most notably on the south elevation in the area of the dormer window. Some rebuilding of this masonry will be required to provide a solid and reasonably regular base for the new section of roof. The full extent of rebuilding required will only become apparent when the roof has been removed. Repairs will be carried out using materials to match those originally employed in the construction of the house, salvaging as much as possible of the materials from the sections taken down and rebuilding in lime mortar. The floors are in poor condition but can be retained and strengthened, subject to confirmation by the Structural Engineer. It is proposed to strengthen the mortise and tenon joints between the floor joists and beams with stainless steel strapping beneath the floor boarding. The floors will be covered in ply sheet screwed to the top of the joists/ beams enabling the floor to act as a structural diaphragm, this will be overclad with floorboards. This type of repair will allow us to retain as much of the original material as possible and keep the historic shape and appearance of the original floors, it also affords the best chance of retaining the lath and plaster ceilings below as they are in reasonable condition. The attic room in the north extension will be converted into an en-suite bathroom with storage, re-using salvaged doors. The staircase down to the first floor will be sealed off with reversible construction allowing for its reuse in the future if required. The former bathroom built against the chimney stack will be reformed and replanned to provide more space. First Floor: Bedroom 1 the original staircase up to the attic from the bedroom, accessed via one of the Jacobean carved doors, will be reopened by removing the inserted section of modern flooring sealing it off half way up the staircase. The door into the en-suite bathroom will be removed and re-used in Bedroom 2, the opening will be blocked up. The room in the north extension will be converted into an en-suite bathroom 8

9 with storage, re-using salvaged doors. The staircase up to the attic will be sealed off with reversible construction allowing for its re-use in the future if required. New double doors will be provided in the modern opening between the bedroom and en-suite. Bedroom 2 the plaster will be removed from the existing ceiling beams and the surface of the wood washed. The original arched fireplace will be re-opened and repaired and the modern cupboard presently covering it will be removed. The door and frame from Bedroom 1 will be re-used to access the new en-suite shower room reusing a previous door position (see 1966 floor plans). The door into the present en-suite shower room will be removed and the doorway blocked. The existing high level window in the north wall will be replaced with a larger mullioned window to take advantage of the views to the quay, marshes and sea beyond. Bedroom 3 the existing modern cupboards and en-suite shower room will be removed and the room restored to its original shape and size. The entrance arrangement will be revised with a new doorway into the en-suite currently accessed from Bedroom 2. Salvaged doors will be re-used as far as is practical. Ground Floor: Generally - the floors throughout the ground floor, which are not original and are a mixture of concrete (the majority) and suspended timber, will be removed and replaced with an insulated concrete floor with underfloor heating incorporated. The rooms will be re-ordered to make better use of the south facing garden and improve access from the living spaces into the garden. The existing layout, with the principal entrance to the north of the house dictates that access to the upper floors from the principal ground floor rooms is only possible through the dining room an unsatisfactory arrangement. The kitchen is currently rather small and dark on the north side of the house with no direct access into the garden, only into the north facing rear patio. The living room is relatively dark due to the single storey extension to the north which pushes the window outwards by approximately 2 metres from its original position, without providing additional useful space. The current study area is linked to the living room with a large opening so that sound travels easily between the two spaces making it difficult to use them for different activities. The proposed new arrangement will re-orientate the house towards the south. The principal family access into the house will be from the south via the new porch which will provide space for outdoor wear. This will give access directly into the new kitchen or upstairs via an adapted lower staircase arrangement. The kitchen will be moved into the main space, connected to the dining area and thereby provided with direct access to the garden. This will be the hub of the house where the majority of family activities will take place. The living room will move into the present dining room and will have direct access into the garden via a new external door and steps where the lift enclosure is removed. The study will move to the present kitchen and will become a cosy space with privacy and quiet. Living Room internally this room (present use dining room) will be unaltered, but the present access to the external door and staircase will be sealed off. Access to the garden will be provided by a new doorway and external steps where the lift structure is removed, the door will be glazed to provide additional daylight into the room. A woodburning stove will be installed in the existing fireplace. Kitchen the massive fireplace will be fully opened up and repaired, possibly with a woodburning stove installed. The ceiling beams will be exposed and cleaned up and the wall cupboard retained. A salvaged door will be used at the bottom of the staircase down from the new front entrance porch. The 1967 panelling will be removed. Dining Room the dining area in the c.19 extension will be linked to the south patio with new French windows, the existing poorly placed door in the corner of the room will be replaced with a sash window. The fireplace at the end of this room will be re-opened and a salvaged Victorian fireplace typical of this period installed. Study the existing kitchen will be converted to a study, with a section of the room partitioned off to provide a WC/cloakroom and storage cupboard. Externally: North elevation the c.20 ground floor lean-to extension will be removed and the modern opening into the main living space blocked with a mullioned window and brick and flint with the c.20 masonry removed. The c.20 first floor window opening, previously truncated to accommodate the lean-to roof, will be enlarged to take advantage of the view and improve the balance of the façade. The masonry of this elevation will be carefully stripped of the modern paint surface and the masonry repaired and repointed with compatible materials (soft local red bricks, flints and lime mortar). A new small brick and flint lean-to porch will be added. The plastic soil stack on this elevation will be moved inside where it can be concealed and vented via an adapted salvaged clay pantile at roof level. The dormer window roof will be rebuilt with a pitch. Access to the house will be improved by moving the gate into the yard and constructing a new paved ramp. 9

10 West elevation This elevation will remain largely as at present with three major improvements; The paint on the masonry will be stripped and the surface repaired as above, the plastic soil stack will be moved inside and the doorway in the c.20 external rear boundary wall will be enlarged to enable ingress and egress for a small sailing boat. The roof of the dormer window on the north extension will be rebuilt with a pitch. It is also intended to re-route the electrical cable running horizontally along this wall at first floor level once the feasibility of this can be established. South elevation the most significant change to this elevation will be the removal of the brick lift tower the masonry will be repaired and repointed with compatible materials (soft local red bricks, flints and lime mortar) to reinstate the wall surface. The lift access door on the ground floor will be replaced with a new external glazed door to provide additional daylight in the living room behind. New stone steps will be provided externally to allow direct access up to the rear patio. A new single storey porch will be constructed in front of the existing external door into the house. The porch will be brick and flint and designed to complement the existing façade. It will be positioned between two original brick reveals now fossilised in the masonry of this elevation. The porch will allow space for boots etc. to be removed and stored before entering the house and will improve entry into the house at present the door opens outwards onto external steps without space to move out of the way of the door when it is opened. It is proposed to move the window of the living room on the ground floor and to replace the existing c.20 window with a sash window to match those adjacent. The existing window opening and surrounding flintwork is c.20, this will be replaced with brick and flint in lime mortar. The dormer window roof will be rebuilt with a pitch. We are also seeking permission to install a small television dish on the southeast corner of the house at high level. This location will be least visible from the public thoroughfare and the dish will replace the existing aerial attached to the main chimney stack and clearly visible from all parts of the public highway. house within the streetscape of Wells will also be enhanced by the removal of the paint from the masonry and improvements to the fenestration and dormers. The character and scale of the house will be fully respected. Keith Reay For Hudson Architects October Conclusion The proposed alterations to this property are all improvements, they include a comprehensive programme of repair works augmented by internal and external alterations designed to improve the building s layout and design. The existing historic features of the house will be uncovered, repaired and enhanced by the improved layout. The appearance of the Typical porch 10

11 Heritage Statement Appendix Photos Map 1906 O.S. location (extract) Map 1887 O.S. (extract) Map 1906 O.S. (extract) Comparative Plans Ground Floor 1966/2011 Comparative Plans First Floor 1966/2011 Comparative Plans Attic Floor 1966/2011 Comparative Elevations North 1966/2011 Comparative Elevations South 1966/2011 Comparative Elevations West 1966/ Schedule of Work 11

12 North courtyard Attic West Bedroom West Elevation Bedroom 1 12

13 Bedroom 2 Existing Living Room Existing Dining Room Existing Kitchen 13

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