Correspondence between School Cottage & Wychavon Council
Summer 2011-11-20
to "Biolcati, Celia" <celia.biolcati@wychavon.gov.uk>
hide details 28
Feb
bcc Nina TempleCox <clearimpactsc@gmail.com>,
Mick Gillick <m.p.gillick@talk21.com>
date 28 February 2011 19:38
subject School Cottage, School Lane, Upton Snodsbury Worcs
mailed- googlemail.com
by
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Celia
Thank you for your response on initial pre-application information and my clients are very grateful for
your confirmation, in principle, to the suggestions.
Firstly, I have been corrected by my clients that the property's true address is School Cottage and not
in fact School House as previously stated. I would be grateful if you would amend your records. In
order to progress the formal Listed Building consent a number of further issues have arisen & require
some clarification:






We have now established contact with a number of local building specialists that can
assist with required stonework, timber frame restoration and re-thatching works. Does
Wychavon Council have a register of similar skilled building contractors that have
previously approved work for Grade II and or Grade II* listed buildings that may be
approached for quotation/engagement within the local Wychavon District?
We confirm that all replacement timber will be of A grade Green Oak for all new
post/beam positions illustrated and that any spliced/section repairs will be of kiln dried or
seasoned oak to ensure compatible expansion rates in order to compliment those
existing materials.
We would also like to clarify the officers view on any required panel infill treatment where
the proposed damaged/removed material is currently brick. Could a heritage lighter
weight breathable board & membrane with lime plaster exterior finish be substituted to
alleviate load pressure on the repaired frame? U value performance could then also be
enhanced internally with a complimentary insulator & internal lime plaster finish.
We note your request to replace window suggestion W19 and this is removed. We have
given further consideration to a smaller 4 panel cottage window substitute design in the
drawing (Draft GEDP B) which we believe could also require an additional cross rail
insertion to harmonise the overall appearance. Alternatively could we rehearse in on site
meeting discussions any other appropriate possibilities?
On further inspection, we also are of the opinion that the return sole plate on the external
elevation facing School Lane (at right angles to the right hand corner post) will also
replacement/repair and additional drawings will be provided at the consent application
stage for the purposes of clarification.
Would the authority require the proposed consent application to
have annotated scaled elevation drawings or will the current illustrative proposals
(together with return elevation) with a supporting detailed works schedule be sufficient?
Again, we re-iterate our willingness to attend a site meeting if this is required.
We look forward to hearing from you.
Yours sincerely
Andrew Temple Cox
On 25 February 2011 17:24, Biolcati, Celia <celia.biolcati@wychavon.gov.uk> wrote:
Dear Mr Temple Cox,
Thank you for your email and attachments.
I can confirm that the above proposals would need Listed Building Consent.
Regarding your requested feedback on aspects of the proposals, most of these seem to be fairly low
key and sympathetic, therefore acceptable. The replacement of GF window '17' with a smaller
counterpart, subject to our approval of the detail and to a Listed Building Consent application, would
be acceptable. The only aspect of your proposals which wouldn't be in keeping with the significance of
the listed building, and therefore not appropriate, would be the insertion of proposed window 'W 19'.
Please note, as I'm sure you're aware, any proposed timber repairs would need to be in oak, by
means of traditional methods.
Please note that the above advice is given in the spirit of helpfulness and based upon the information
provided. However the views expressed are those of a planning officer and are not binding on the
Council.
I hope this helps. Otherwise, please don't hesitate to contact us.
Kind regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
Civic Centre,
Queen Elizabeth Drive,
Pershore, Worcs. WR10 1PT
Tel.
01386 565327
www.wychavon.gov.uk
How do you rate the service we provided in this email?
From: andrew temple cox [mailto:atemplecox@googlemail.com]
Sent: 15 February 2011 14:15
To: Biolcati, Celia
Subject: School House School Lane Upton Snodsbury Worcs
Dear Ms Biolcati
I am advised by your colleague Elaine Arthurton to write to you in respect of pre-application advice for
Listed Building Consent. The above Grade II Listed property is owned by my clients Mr & Mrs Gillick.
The subject property has a number of defective timbers and structural design failings that appear to
require: either urgent repair, replacement and/or minor design changes. The majority of proposed
works are to the principal front elevation. It is my clients wish, whilst undertaking these required
works; to sensitively improve upon the build quality and appearances by also discussing the consent
options for:a) Firstly preserving the overall structural integrity of the timber frame of the building.
b) Seek ways of providing improved material choices that can lighten the future load on the historic
timber structure.
c) Seek guidance on improving the vernacular design integrity of the gable end wall elevation, which
have seen modern additions in the last Century that can be improved upon with a more careful
heritage theme.
It is also their intention to re-thatch the property in the summer months.
I enclose a brief photographic schedule and simplified drawings that identify the overall ambitions of
the proposed works.
Perhaps, once you have had the opportunity to review the enclosed, I would be grateful if you would
contact me to advise on the next steps and any joint site visit you may wish to make.
Andrew Temple Cox
Property & Social Enterprise Consultant
m: +44 7768 116015
e: atemplecox@googlemail.com
w: http://www.andrewtemplecox.org.uk/
East African Saying "treat the earth well, it is not given to us by our parents, but loaned to us by our
children"
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
Before printing, think about the environment
Wychavon District Council
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Visit our website www.wychavon.gov.uk
Biolcati, Celia
celia.biolcati@wychavon.gov.uk to me
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Dear Mr Temple Cox
Thank you for your email, which I am proceding to acknowledge.
I shall write back to you with feedback at the earliest opportunity.
Kind regards,
show details 1
Mar
Celia Biolcati
Conservation Officer
From: andrew temple cox [mailto:atemplecox@googlemail.com]
Sent: 28 February 2011 19:38
To: Biolcati, Celia
Subject: School Cottage, School Lane, Upton Snodsbury Worcs
- Show quoted text -
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Biolcati, Celia
celia.biolcati@wychavon.gov.uk to me
show details 11
Mar
Dear Mr Temple Cox,
Thank you for your email and attachments.
I can confirm that the above proposals would need Listed Building Consent.
Regarding your requested feedback on aspects of the proposals, most of these seem to be fairly low
key and sympathetic. The replacement of infill panels in a different material, however, would not be
appropriate. The proposed new window depicted in 'Draft GEDP B' would not be appropriate, either,
as it would have a detrimental impact on the historic fabric and appearance, and hence on the
significance of the listed bulding. Please note, there should be no new window inserted here, of any
type or size. Hence, there shouldn't be an additional horizontal timber member here, either.
Please note, as I'm sure you're aware, any proposed timber repairs would need to be in oak, by
means of traditional methods.
Regarding graphic information required to submit an application, we would need annotated scaled
elevation drawings, site plan, photographs, etc, as well as some written information. For more detailed
information on application/validation requirements, please contact our Customer Services Officers
on
01386 565565
and they will be able to help.
Please note that the above advice is given in the spirit of helpfulness and based upon the information
provided. However the views expressed are those of a planning officer and are not binding on the
Council.
I hope this helps. Otherwise, please don't hesitate to contact us.
Kind regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
Civic Centre,
Queen Elizabeth Drive,
Pershore, Worcs. WR10 1PT
Tel.
01386 565327
From: andrew temple cox [mailto:atemplecox@googlemail.com]
Sent: 28 February 2011 19:38
To: Biolcati, Celia
Subject: School Cottage, School Lane, Upton Snodsbury Worcs
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andrew temple cox
to Mick, Celia, bcc: Nina
show details 11
Mar
Ms Biolcati
I'm very surprised by your firm view taken in respect of the replacement lightweight lime plastered
panels in lieu of brick. Brick panels were the later choice of construction methods and often
unfortunately undermine the structural performance of the much older timber frame. I am all for
preserving the fabric to its truest historical vernacular, but the moot point is:at which point of history do
we choose?
Perhaps you could give me some recent listed cases that have seen the re-reinstatement of brick in
the Wychavon region so I can appreciate the practical merits of this building method.
On the window insertion I think I fundamentally disagree with your viewpoint. The existing window is a
terrible vernacular choice and my clients are perfectly happy to see its replacement of this 'eyesore'
with a more appropriated scaled and farmed window, something that you have agreed with our
suggestion, in principle. The proposed additional window, makes up for the loss of this light provision
to the house in a manner that we view as an appropriate insertion. I have asked for your counsel on
this subject, so could we arrange to meet to flesh out an appropriate solution that you might approve?
I will contact you next week to speak by telephone to take this suggestion further.
Andrew Temple Cox
Biolcati, Celia celia.biolcati@wychavon.gov.uk
to me
show details 11
Mar
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Dear Mr Cox
Thank you for your email.
Whilst I agree with you that the existing window 'W17' is of poor quality (and hence we would not
oppose its replacement with something more sympathetic), this fact does not mean that we would
'trade' this replacement for a new window 'W19'! It is our view that there should not be a window in the
latter location.
At the moment, due to staff and budget constraints, unfortunately I would not be able to find the time
to find the brickwork cases that you request, and I would not be able to meet you on site until this
becomes a formal application. Appologies for any inconvenience that this may cause.
Please note that the above advice is given in the spirit of helpfulness and based upon the information
provided. However the views expressed are those of a planning officer and are not binding on the
Council.
I look forward to considering your application!
Kind regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
Andrew Temple Cox
to Celia
show details 22
Mar
Celia
Thank you very much for your pre-application guidance today. As discussed my client shall be
submitting the two versions of the proposed Listed Building consent application to accommodate the
possible window variations.
We note your requirement for cross sectional info in respect of the sole plate detail and will endeavour
to provide best assumptions which can be verified at the time of revealed works.
Scaled drawings will be submitted at 1:50 and we will contact planning services for an ordnace survey
extract.
Many thanks for your excellent thoughts and constructive advice.
We note the need for a historical significance statement and expext submissions to be made by midnext week some time.
Andrew Temple Cox
Biolcati, Celia
celia.biolcati@wychavon.gov.uk to me
Dear Mr Temple Cox
You are very welcome! I look forward to receiving your application/s!
Kind regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
show details 22
Mar
to "Biolcati, Celia" <celia.biolcati@wychavon.gov.uk>
hide details 8
Sep
cc John Partridge <J.partridge10@btinternet.com>
date 8 September 2011 13:16
subject School Cottage Upton Snodsbury
mailed- googlemail.com
by
Celia
Work commenced this week on Monday and we have now reached a stage that requires your
agreement as to the remediation we adopt. Work has begun to explore the extent of wood that
needs to be replaced and has started on the left hand side of the gable end (as per photo 1).
All of the rails that have been encountered so far have been nailed (no joints). The bricks in
those panel we have encountered has caused damage due to water ingress. The objective is to
retain what we can to ensure the integrity of the building and any additions to complement
the age and condition of the building.
1st Photo
General view of work so far - incorporating the left side of the building (bathroom and
lounge).
2nd Photo
Shows post has been cut off sometime ago to allow for 1st floor window. The upright is
beyond repair and needs to be replaced.
3rd Photo
Show original watts & daub exposed in ground floor panel.
4th Photo
Shows rail that has been nailed in place (no joints)
5th Photo
Showing top of rail with groove created for wattle & daub. In view of this it is our desire to
replace this panel with a modern lightweight breathable panels, which can be reinforced with
timber and are more in keeping to the original wattle & daub panels.
6th Photo
Showing how the beam has been cut out to accommodate a window (taken from inside). It is
our desire to replace the wood that has been cut out (to restore the appearance of at the tie
beam) and reposition the window under the restored beam.
7th Photo
Showing two rails that have been removed: they are badly rotten and were only kept in place
with nails.
Prior to your visit we will need to underpin the missing timbers on the upper sections that
were presumed removed several years ago with the replacement brickwork panels. Matching
and suiting construction technique as we find it. If you have strong thoughts between now
and Tuesday no doubt you will let us know as I have made arrangements with your office for
a site visit to the above property. I hope this is in order.
Andrew Temple Cox
to andrew temple cox <atemplecox@googlemail.com>
hide details 9
Sep
date 9 September 2011 18:42
subject RE: School Cottage Upton Snodsbury
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Dear Mr Temple Cox
Thank you for your email and attachments.
When timber has rotten it will need to be replaced, I agree with you. Any timber
replacements (due to decay of the original) should be carried out in oak and using traditional
methods for both joints and repairs (i.e. pegs and splicing respectively). No softwood at all
should be used for any repairs/replacement!
Any wattle and daub that has suffered decay will have to be replaced with wattle and daub,
not with any other non-traditional material. Like-for-like is the answer.
With the above in mind, I doubt it will be necessary for me to visit the above site. You
mention a site visit has been arranged with someone from our offices, may I ask you who
you are meeting on site please?
Thank you very much.
Kind regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
to "Biolcati, Celia" <celia.biolcati@wychavon.gov.uk>
hide details 14
Sep
cc Mick Gillick <m.p.gillick@talk21.com>,
John Partridge <J.partridge10@btinternet.com>,
Nina TempleCox <clearimpactsc@gmail.com>
date 14 September 2011 10:19
subject Re: School Cottage Upton Snodsbury
mailed- googlemail.com
by
Celia
Thank you for your response. I made provisional arrangements with your office but accept that we can
delay visit until we have perhaps completed more of the work as opposed to just investigation work.
To clarify:
Wattle & Daub is being preserved as suggested and repaired in 'like for like' materials where ever
required.
Where any 19th C brickwork has been discovered we are replacing in situ.
Where 20thC & latter day modern materials have been used to build up between panels, we are
looking at lighter weight options, particularly lime plaster as opposed to rigid heavy cement with steel
mesh covering.
All Sycamore & Oak timber framing where rotten is being re-applied entirely in Oak with coach screws
and finished with oak timber pegs.
I also hope to have the replacement window design detail with you by the end of the week for your
approval
Many thanks
Andrew
to andrew temple cox <atemplecox@googlemail.com>
hide details 14
Sep
date 14 September 2011 17:25
subject RE: School Cottage Upton Snodsbury
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Dear Mr temple Cox
Thank you for this clarification.
Kind regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
to "Biolcati, Celia" <celia.biolcati@wychavon.gov.uk>
hide details 26
Sep
cc John Partridge <J.partridge10@btinternet.com>,
Mick Gillick <m.p.gillick@talk21.com>
date 26 September 2011 12:52
subject School Cottage - Upton Snodsbury
mailed- googlemail.com
by
Celia
Please find window detail for the replacement window at ground floor level - front elevation as
discussed.
The other two windows in the elevation are unaffected.
The detail reflects the vernacular from the School Lane side of the property of slightly deeper length
windows on the ground floor and more cottgae square windows on the first floor. Any deviation form
this would just introduce more inconsistency. The significant advantage of course being that we are
fitting it as a panel between the existing down post and the re-instated one, which has a more natural
harmony about it.
Please provide any comments asap as we are seeking to commission it in the workshop next week.
Many thanks.
-Andrew Temple Cox
to Andrew Temple Cox <atemplecox@gmail.com>
hide details 26
Sep
date 26 September 2011 15:08
subject RE: School Cottage - Upton Snodsbury
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Dear Mr Temple Cox
We would expect a more detailed level of drawing, showing sections/plan through the
proposed casement showing glazing bars etc (please see attached indicative example)
Kind regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
Civic Centre,
Queen Elizabeth Drive,
Pershore, Worcs. WR10 1PT
Tel.
01386 565327
www.wychavon.gov.uk
to "Biolcati, Celia" <celia.biolcati@wychavon.gov.uk>
hide details 3
Oct
cc Mick Gillick <m.p.gillick@talk21.com>,
Nina TempleCox <clearimpactsc@gmail.com>
bcc Jacqui Morgan <jacquimorgan1@gmail.com>
date 3 October 2011 10:19
subject School House - Upton Snodsbury - Interim Progress (Ref: PA/11/00567/AD)
mailed- googlemail.com
by
Celia
Please note timber frame repair progress;



New Oak timbers on down posts, new cross-rail & spliced sole plate timber.
Repaired cross-rails with oak facing planks.
New Oak Stave & Laths for replacement lime plaster panel (old one retained on site for
inspection)
Retained Wattle panel being held in place temporarily with soft wood battens during
repair construction only.


All new oak down post & sole plate timbers held with marine glue and coach screws, to
be finished with oak pegs.
Cross rails being held with small L plate metal brackets on topedge and to be finished
with pairs of external blacksmith nails.
Many thanks
Andrew Temple Cox
to "Biolcati, Celia" <celia.biolcati@wychavon.gov.uk>
bcc Nina TempleCox <clearimpactsc@gmail.com>,
Mick Gillick <m.p.gillick@talk21.com>,
John Partridge <J.partridge10@btinternet.com>
date 16 November 2011 15:02
subject School Cottage - Upton Snodsbury Update
mailed- googlemail.com
by
Celia
hide details 16 Nov (4
days ago)
Following my last site report, I am pleased to report satisfactory progress in the repair and
conservation work at School Cottage.
The panelling and repair of lath, stave & plaster work is complete on the left hand side panels of the
property as is the oak timber frame patch repairs. The timber frame repairs are complete on the right
hand side also. Panels of brickwork have been repaired or retained on the right hand side of the
structure using like for like 2 and 7/8 inch hand made wire cut bricks dating from just before the turn of
the 20th Century. These were mainly obtained as reclaimed brick material form another property in
the locality. Two panels of lath,stave and plaster panels have been repaired and retained, the
remaining others have been replaced with like for like oak in the manner shown in
the attached photographs.
The timber is being treated with a simple dark creosote 'like' breathable staining product, the new lime
plaster panels are all being lime washed with 3/4 coats of pure lime paint.
Some internal floor joists of elm are also having to be given some support repair, by way of small 11/4 inch wide steel straps with steel coach screws.
Please also find window design detailing and photographs confirming proportions and materials for
your file.
Andrew Temple Cox
Planning, Development & Partnerships Consultant
to andrew temple cox <atemplecox@googlemail.com>
hide details 17 Nov (3
days ago)
date 17 November 2011 12:10
subject RE: School Cottage - Upton Snodsbury Update
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Dear Mr Temple Cox
Thank you for your email and attachments.
Unfortunately our system is down at the moment, so I can’t search for this application. May I
ask you, have you discharged the relevant conditions?
One other question, if I may: why does the new render appears to be of a cement colour?
(there should not be any cement in the mix)
Kindest regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
to "Biolcati, Celia" <celia.biolcati@wychavon.gov.uk>
hide details 17 Nov (3
days ago)
date 17 November 2011 12:18
subject Re: School Cottage - Upton Snodsbury Update
mailed- googlemail.com
by
Celia
I think we need your clarification on the conditions, which only relates to the window detail I believe?
Rest assured their is no cement in the mix! The lime plaster has used sand which is yellow and that
has provided the natural colouration.
Andrew
- Show quoted text -
-Andrew Temple Cox
Planning, Development & Partnerships Consultant
to andrew temple cox <atemplecox@googlemail.com>
hide details 17 Nov (3
days ago)
date 17 November 2011 12:31
subject RE: School Cottage - Upton Snodsbury Update
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Dear Mr Temple Cox,
Thank you for your email.
May I kindly ask you: have you discharged the window condition? (Also, I thought you also
had a ‘making good’ condition, whereby you were required to agree the proposed materials
for the repairs with us?).
(IT seem to be working on our system and I am told that it should be up and running again
soon…)
Kindest regards,
Celia Biolcati
Conservation Officer
Wychavon District Council
to "Biolcati, Celia" <celia.biolcati@wychavon.gov.uk>
hide details 17 Nov (3
days ago)
date 17 November 2011 12:45
subject Re: School Cottage - Upton Snodsbury Update
mailed- googlemail.com
by
Celia
We have been on site for 3 months, extended progress reports and invited your attendance on site
and confirmed material choices in all our correspondence. I am happy that we have complied and
used approved materials.
The window detailing is for you to inspect and approve should you wish.
Andrew
to andrew temple cox <atemplecox@googlemail.com>
hide details 17 Nov (3
days ago)
date 17 November 2011 13:02
subject RE: School Cottage - Upton Snodsbury Update
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Dear Mr Temple Cox,
Thank you for your email.
The council operates a system whereby applicants/agents need to formally discharge any
conditions (normally prior to commencement of works) by means of an application form with
attached specifications (e.g. for mortar/render mixes etc.) and detailed drawings where
relevant (e.g. for windows). Whilst I appreciate your correspondence to keep me updated, I
am not supposed to discharge conditions directly with agents on an informal basis (and/or by
way of site visits), I can only advise the planners on formal condition-discharge applications
once these are submitted.
I look forward to assessing your condition-discharge application (NB: the web-link for the
application form etc. is:
http://www.wychavon.gov.uk/cms/pdf/27_application_for_approval_of_details_reserv
ed_by_condition_08.08.pdf
For guidance notes:
http://www.wychavon.gov.uk/cms/pdf/note_27__how_to_complete_approval_of_details_reserved_by_condition.pdf
For checklist:
http://www.wychavon.gov.uk/cms/pdf/wdc-planning-validation-checklist-27a-3.pdf
Kindest regards,
Celia Biolcati
Conservation Officer
Wychavon District Council