DOCUMENT 01 DESIGN, ACCESS & HERITAGE STATEMENT

Transcription

1 DOCUMENT 01 DESIGN, ACCESS & HERITAGE STATEMENT In support of an application for listed building consent made under the Planning (Listed Buildings and Conservation Area) Act 1990 (as amended) Proposal: Replacement windows Address: Frizley Old Hall, Frizinghall Road, Bradford, West Yorkshire, BD9 4LD Client: Mr Crabtree Prepared by: Will Cartwright BA(Hons) DipTRP MRTPI 24 Melbourne Street Shipley West Yorkshire BD18 3JH t: m: e: 09 July 2012

2 1.0 INTRODUCTION 1.1 This statement has been prepared on behalf of Mr Crabtree, in support of a listed building consent application for the replacement of windows at Frizley Old Hall. The building is grade II* listed, located at NGR SE and is accessed off Frizinghall Road, Bradford, BD9 4LD. Figure 1: OS Location 1: The listing description of the building is as follows: 1 Dated 1727, a 2-storey hall with unusually sophisticated details for a house of this period in the Bradford area. Of the same type as the slightly later Frizingley Hall which is built on to the west side. Sandstone fairly thin "brick" with flush quoins. Stone slate roof, coped gable ends, corniced chimneys and moulded stone eaves. Moulded string course between storeys which breaks forward to four cornice over central doorway. Three windows, 4 light squared frame square mullioned flanking with 2 light to centre of first floor. Panelled door contained in stone eared architrave surround and enriched frieze of delicately carved leaves with medallion inscribed LJD over date. The rear elevation is also symmetrical about a square mullioned double transomed stair light. The square mullioned windows here are virtually the earliest dated examples in the Bradford area. The interior has been gutted and renewed. 1.3 The design and access part of this statement is a requirement of Section 10 of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended by Section 42 of The Planning and Compulsory Purchase Act The heritage

3 statement is a requirement of The National Planning Policy Framework (NPPF) and the Local Planning Authority s (LPA) own information requirements. 1.4 This statement should be read alongside: The listed building consent application form; Drawings DWG 01, DWG 02, DWG 03, DWG 04, DWG 05, DWG 06 and DWG The purpose of this statement is to justify and explain the rationale behind the proposal, describe the significance of the heritage asset and enable the impact of the proposal to be adequately understood, in accordance with paragraph 128 of the NPPF. It also seeks to demonstrate compliance with relevant policies outlined in both the NPPF and the Bradford Districts Replacement Unitary Development Plan (RUDP). 1.6 The scope of this statement is focused on the outward appearance and in particular the contribution of the windows to the building s special interest. It does not aim to provide a comprehensive assessment of the building s special interest. Methods of Research & Investigation 1.7 A number of site visits and inspections were undertaken during the months of May, June and July These have included site visits attended by Joanna Haynes (Design and Conservation Team), Jonathan Buck (Bradford Woodworkers ) and Mark Philips (Painter). 1.8 West Yorkshire Archaeology Advisory Service (WYAAS), who hold and maintain the Historic Environment Record (HER) for West Yorkshire, were consulted during the preparation of this application. However, it was confirmed that the HER includes no information for this property other than the listing description. Pre-application Discussions 1.9 Pre-application discussions have taken place with Joanna Haynes (Design & Conservation Team). It was advised that the fixed and side hung casement windows to the front and rear should be repaired if possible but that the replacement of the windows to the ground floor side elevation with sash windows would be considered favourably. 2.0 DESIGN & ACCESS 2.1 The rationale behind the proposal is to maintain the building and keep it weather tight, minimise loss of historic fabric and take advantage of opportunities to improve the building s appearance and energy efficiency. This is to be achieved by: Repairing and retaining all of the fixed casement windows to the front elevation; Replacing some of the opening casement windows to the front elevation, where repair is not deemed to be practicable; 2

4 Replacing all of the fixed and side hung windows to the first floor rear elevation because repair is not deemed to be practicable; Retaining and repairing all of the sliding sash windows to the ground floor rear elevation; and Replacing some of the windows to the side elevation because it is considered that their retention is not desirable and that sash windows would be more appropriate. 2.2 Access is not affected by the proposal in any way. 3.0 THE SIGNIFICANCE OF FRIZLEY OLD HALL 3.1 The designation of Frizley Old Hall as a grade II* listed building confirms that the Secretary of State considers it to be of more than special interest (DCMS, 2010, paragraph 7). As the listing description alludes to, this interest is largely attributed to it being a hall of unusually sophisticated detail for its age and location within Bradford. The square mullioned window openings are of particular interest because they are said to be an early example of such a window surround. The building essentially illustrates an early move away from the local vernacular towards a more stylised type of architecture. Figure 2: Front elevation 3.2 The windows of Frizley Old Hall are perhaps its weakest exterior feature. None are original or of great age and the fixed and side hung casements are of quite simple design and crude construction. It is thought that the oversized horizontal glazing bars might be an attempt to mimic the meeting rail of a more fashionable and expensive sash window at the time they were fitted, probably in the late 19th or early 20th century. 3

5 3.3 It is noted that many of the windows contain plate glass (sometimes called cylinder-sheet glass) or rolled glass, which is distinguishable from modern float glass by a slight rippling when viewed obliquely. The distortion adds some character but both plate and rolled glass did continue in mass production until around 1960 and are not particularly rare unlike older cylinder and crown glasses. Figure 3: The windows are of such rough construction that many of the dowels to the mortise & tenon joints were never trimmed (rear elevation, 1 st floor, exterior) 3.4 In summary, the windows are not of special interest in their own right but they do have a significant impact on the fine outward appearance of the building and change needs to be carefully considered. Grade II*? 3.5 Frizley Old Hall clearly merits listing because it is a fine building of considerable age. However, by comparison with some other buildings of lesser status, one might question if it is fully deserving of its grade II* designation. For example, Trench Farmhouse, Baildon, is an earlier example of a double-fronted, double-pile house featuring sophisticated detailing and square mullioned windows. It is arguably of greater interest but it is only grade II listed (list entry number: ). 4

6 4.0 THE IMPACT OF THE PROPOSAL 4.1 Paragraph 152 of the Planning Policy Statement (PPS) 5 Practice Guide states: Doors and windows are frequently key to the significance of a building. Change is therefore advisable only where the original is beyond repair, it minimises the loss of historic fabric and matches the original in detail. Secondary glazing is usually more appropriate than double-glazing where the window itself is of significance. As with the building as a whole, it is more appropriate to deal with timber decay and similar threats by addressing the cause of the decay rather than treating the symptoms, but where remedial works are shown to be necessary, minimum interference to achieve reasonable long term stability is the most sustainable approach. 4.2 The above is based on two assumptions: firstly, that windows are key to significance, and secondly, that they are original. However, neither of these assumptions are true of Frizley Old Hall and the merit in strictly applying the above is therefore questionable. Nevertheless, the approach taken to assessing the windows has been to determine their condition, what repairs are necessary and whether or not they would provide a long-term and cost-effective solution. The final assessment that informs this application is essentially a collaboration between the writer, a Joiner (Jonathan Buck of Bradford Woodworkers ) and a Painter (Mark Phillips) that specialises in the maintenance of exterior joinery. Front Elevation 4.3 To the front elevation the majority of windows are in sound condition with only localised areas of decay. However, they have been carelessly and infrequently maintained and much labour intensive work is required to remove and re-apply degraded paint, putty and mastic. 4.4 Four of the opening windows (numbers 3, 5, 9 and 13) are in poor condition with decay to sills, bottom rails and lower sections of the stiles. In addition, the mortise and tenon joints to their corners and glazing bars are weak due to decay and poor construction, with the existing metal corner plates providing inadequate reinforcement. Consequently, they do not open or close properly (numbers 5 and 9) or have been fixed shut (numbers 3 and 13). The repair of these windows is not practicable because the required works will cost more than their replacement and the lifespan of the repaired windows is estimated to be shorter. Given the windows lack merit in their own right, it is not considered that they merit conservation at a financial loss. The replacements proposed are to match the existing detail, with the existing glass being re-used or salvaged from the rear windows that are to be replaced. Side Elevation 4.5 The differing proportions and the style of the heads, sills and jambs to this elevation, with the exception of the three lights to the attic, indicate that they are probably later openings. In addition, they appear to have been purposely formed with rebates to accommodate recessed and concealed box sash windows. Further evidence of sash windows is provided by one of the two larger ground floor openings that looks to retain the lining of an earlier sash box within which a newer fixed window has been fitted. 5

7 4.6 In light of the above and the rather unrefined detail of the windows, it is proposed to reinstate sash windows in accordance with the details provided. Notwithstanding the use of slim double glazing, it is considered that this aspect of the proposal will enhance the character and appearance of the building. Figure 4: Side elevation Rear Elevation 4.7 The ground floor sliding sash windows are generally in a reasonable condition but there is some localised decay most notably to sills. These windows have been carelessly and infrequently maintained, painted shut and subject to amateur use of wood filler. Much labour intensive work is required to remove and reapply degraded paint, putty and mastic, free-up windows, fit new sash cords and possibly replace some of the sills. Nevertheless, it is considered that such repairs are practicable. 4.8 The fixed and side hung casement windows to the rear elevation are generally in very poor condition. The bottom rails, lower sections of the stiles and the sills to the opening windows are generally beyond repair using wood hardener and filler. Large sections of new timber would need to be spliced in and this would require the removal of the existing glass and frames, which will almost certainly be damaged in the process and require reconstruction. In addition, the mortise and tenon joints to the corners and glazing bar of the opening windows are very weak due to decay and poor construction, with the existing metal corner plates providing inadequate reinforcement. Consequently, they do not open or close properly (number 27) or have been fixed shut altogether (number 30). 6

8 Figure 5: Decay to fixed window frame (rear elevation, 1st floor, interior) Figure 6: Opening casement (rear elevation, 1st floor, exterior) 4.9 It is not deemed practicable to repair the fixed and side hung windows to the rear elevation because the required works will cost considerably more than their replacement and the lifespan of the repaired windows will be shorter. In the words of the Painter (who stands to benefit more financially from repair rather than replacement) repair would be throwing good money after bad. Given the windows 7

9 lack merit in their own right, it is not considered that they merit conservation at a financial loss The original intention was to reuse the existing glass within the new frames. However, trials have shown it to be exceptionally difficult and labour intensive to remove without breakage. The end result is likely to be that, despite best efforts, there will be a significant number of breakages with there being no option but to make up the shortfall with new glass. Rather than adopt such an approach, it is considered more intelligent to remove the glass and retain the good panes to replace those that are already damaged to the front or are likely to become damaged during repairs and replacement. It is then proposed to fit the new windows to the rear elevation with slim double glazed units incorporating a new but traditionally made rolled glass outer leaf, in accordance with drawings DWG 04 and DWG 05. Given that the existing glass itself is not particularly rare and can be authentically reproduced (unlike older crown and cylinder glasses) such an approach will be without detriment to the building s interest and improve its energy efficiency The frames of the two stained and leaded lights (numbers 23 and 24) are in a particularly poor condition. It is proposed to carefully remove and re-use the existing glass, in accordance with DWG CONCLUSION 5.1 The windows of Frizley Old Hall are perhaps its weakest exterior feature. Nevertheless, with the exception of some windows that are of poor type and detail, a conservation-led approach towards their repair and replacement has been adopted, in accordance with paragraph 152 of the PPS 5 Practice Guide. It is acknowledged that it may be possible to save more of the windows at a financial loss, as would be justifiable if the windows were finer and older examples of joinery that were of some interest in their own right. However, the windows to be replaced are of no such merit and to insist on extensive timber repairs would be disproportionate to their interest and without justification. The proposal represents a substantial investment in the building that will ensure its windows are kept weather-tight over the longer-term and improve energy efficiency, whilst upholding its character and special interest. It therefore complies with section 12 of the NPPF, policy BH4 of the Replacement Unitary Development Plan for the Bradford District and section 16 of the Planning (Listed Buildings and Conservation Areas) Act Listed building consent should be granted accordingly. 8

10 6.0 BIBLIOGRAPHY CBMDC (2005), Replacement Unitary Development Plan for the Bradford District DCLG, English Heritage and DCMS (2010), PPS 5 Planning for the Historic Environment; Historic Environment Planning Practice Guidance, (online) DCMS (2010), Principles of Selection for Listing Buildings, DCMS, London Listed building description for Trench Farmhouse Baildon, available here: Listed building description for Frizley Old Hall, available here: 9

11 Existing Front Elevation (North Facing) Existing Rear Elevation (south facing) Existing Side Elevation (East Facing) NOTES This drawing is for the following purposes only: A - Listed Building Consent Do not scale. This is not a working drawing. Contractors must check all measurements onsite prior to starting work and ordering materials or components. Any significant errors or discrepancies must be reported to HPD in writing immediately. Proposed Front Elevation (North Facing) Proposed Rear Elevation (south facing) Proposed Side Elevation (East Facing) All work to be completed to the satisfaction of Building Control using appropriate materials. Dimensions in millimetres, unless otherwise specified Will Cartwright T/A Heritage Planning Design Will Cartwright t: e: will@heritageplanningdesign.co.uk a: 24 Melbourne St, Shipley, BD18 3JH Title: Existing & proposed elevations 1. Repair 2. Repair 3. Replace in accordance with DWG Repair 5. Replace in accordance with DWG Repair 7. Repair 8. Repair 9. Replace in accordance with DWG Repair 11. Repair 12. Repair 13. Replace in accordacne with DWG Repair 15. Repair 16. Repair 17. Repair 18. Repair 19. Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Repair 34. Repair 35. Repair 36. Repair 37. Repair 38. Repair 39. Repair 40. Repair 41. Repair 42. Repair 43. Re-paint 44. Re-paint 45. Re-paint 46. Replace in accordance with DWG Repair 48. Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG 07 No: DWG 02 Rev: 0 Scale: A2 Date: 09/07/2012 Client: XXX Address: XXX Repair = Strip off loose/ excess paint, make good any localised decay, sand & prepare for repainting, renew degraded mastic & putty, & re-paint windows (colour to be off-white). 29. Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG Replace in accordance with DWG :100