Design and Access Statement
(Including an Historic Appraisal)
For
Proposed alteration and improvement works,
rear extension and conversion of Outbuilding to Ancillary
Accommodation
at
36 Bridge Street, Pershore, Worcs.
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
HISTORIC APPRAISAL
of
36 Bridge Street, Pershore
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Introduction
Pershore originated in the Saxon period with the foundation of a
monastery in 689. The monastery was re-founded as a Benedictine
Abbey in 972. In 1065 Land towards the River Avon, now occupied by
Bridge Street and Broad Street, was gifted to Westminster Abbey,
along with the right to establish a borough, and this division in land
ownership, with the Westminster land being generally better endowed
in terms of plot and building sizes, is reflected in the town’s architecture
to this very day.
The great period of Pershore's development was in the early Georgian
period. It was ideally placed to benefit from the trade generated by the
arrival of the canals and improved navigation along the River Severn
and the River Avon and its location on the principle route to London.
Early maps of Worcestershire, succinctly illustrate the strategic
development of the town:MAP 1:
The earliest maps circa 1600 show no road links only natural features
such as rivers, hills and woods
MAP 2:
From 1700’s maps begin to show the principle road links. Pershore is
shown on one of two roads leading to Worcester from the south east of
the county
MAP3:
By the late 18th century Pershore is shown as a principle coaching stop
on the London Road
MAP4:
John Carey’s map of 1814 illustrates the development of both road and
water links by the end if the Georgian period. It notes distances
between towns and the construction of 3 canals in Worcestershire.
Pershore is noted as being 101 miles from London.
MAP1: 1607 William Kip engr.
William Hole after Christopher Saxton in Camden's Britannia
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Worcestershire Maps
MAP 2: Worcestershire 1742
Thomas Badeslade. pub. W. H. Toms in Chorographica
Britanniæ
MAP3: Worcestershire. 1786(1763)
Thomas Kitchin, originally published in the London
Magazine(1763) and reprinted in Boswell's Antiquities
of England and Wales(1786)
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
MAP4: Worcestershire: May 1814
John Cary in Cary's Traveller's Companion
The Development of Pershore
The arrival of the railways signalled the end of the era of river trade and
road travel. MAP 5 (1831) illustrates how Pershore was bypassed by
the railways east to west and north to south. As a consequence, after
this date there was little expansion of the town beyond its established
form and the town settled down in its role as a local market town.
Bridge Street and Broad Street, which had established their fashionable
credentials in the C18th and early C19th centuries, had been
completely developed by this time. However with this change in fortune
houses built as single residences were subdivided whilst the ground
floors of other properties were converted into shops.
36/38 Bridge Street is typical of the period. Built as a single large
residence, three bays wide, three storey in height, with a double pile
plan and a timber frame rear wing (remnants of an older property) It had
an arched carriage entrance to the left and a side passage to the right
giving access to a substantial garden to the rear.
The earliest map available for Pershore which shows individual plots is
the1:1250 1st edition OS maps of 1885. This maps indicates that the
property was already sub-divided by this time. However subsequent
editions of the OS maps in 1904, 1938, 1967 & 1985 show many
changes to the use of the site with regard to the erection of outbuildings
and the subdivision of the garden plot between Nos 36 and 38.
These changes in in the apportionment of land between Nos 36 and 38
Bridge Street suggest substantial alterations in the function of the
house particularly on the ground floor which gives access to the rear of
the property.
MAP5: 1831
Extract from Illustrated Victorian County Map, first published by Samuel Lewis.
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
1885 OS Map scale 1:2500
1904 OS Map scale 1:2500
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
1938 OS Map scale 1:2500
1967 OS Map scale 1:2500
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
36 Bridge Street: Map Regression using 1:1250 OS Maps
1885 OS Map:
Indicates an equal division of the house and garden with substantial outbuildings on both
premises. The upper part of the garden appears to be orchard with the rear entrance giving
access to fields
1904 OS Map:
The garden remains equally divided between the split properties, however it indicates that
the side passage gave exclusive access to an outbuilding in the garden of No.36 now
demolished, whilst the central outbuilding belongs to no 38.
1938 OS Map:
Appears to indicate that the rear garden is within a single ownership whilst the outbuilding
to No 38 have been rebuilt little change has occurred to the Outbuildings of No 36. This may
indicate that the ground floor was used for commercial premises whilst the rest of the
property was in single domestic occupancy
1967 OS Map:
Whilst this map continues to show division of the property facing the high street it clearly
shows that the removal of the dividing wall between the gardens as well as the large
outbuilding in what was the garden of No36, the erection of a large greenhouse at the
bottom of the garden. These plans substantial change in the use of the property had
occurred in the post war era
1985 OS Map:
Clearly shows the division of the property as it is now. The majority of the garden is owned
by No 36 Bridge Street with a single outbuilding located in the centre of the plot. The flat
roofed kitchen extension is also indicated. Some of the outbuildings to the rear of No 38
have been demolished and the garden of no 38 has been curtailed to be a small courtyard to
the east of the outbuilding to No 36..
1985 OS Map scale 1:2500
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
36 Bridge Street Listing Details
Building Details:
Building Name: 36 AND 38
Parish: PERSHORE
District: WYCHAVON
County: WORCESTERSHIRE
Postcode: WR10 1AT
Details:
LBS Number: 474367
Grade: II
Date Listed: 11/02/1965
Date Delisted:
NGR: SO9502945601
LISTING TEXT: 36 Bridge Street, PERSHORE
Two houses; ground floor formerly shops, now returned solely to domestic use.
Probably 2nd half C18,
Partly remodelled 1st half C19, with later alterations.
Red brick in Flemish bond with painted ground floor.
Plain tile roof with painted brick dogtooth eaves and brick end stacks
EXTERIOR:
3 storeys and cellar; 3-window range.
2nd floor: two 2/2-pane plate glass sashes and one smaller 3/6-pane sash, all with
projecting sills and shallow painted gauged brick flat arches.
1st floor: canted bay-window on right of 4/4:6/6:4/4 sashes with pitched leaded roof
and enriched cornice; two boxed sashes with arches as above, but deeper.
Ground floor: two canted bay-windows, of 4/1:6/1:4/1 sashes on left and 4/4:6/6:4/4
horned sashes on right;
to left of centre, up 2 stone steps, replacement 6-panel door in wooden architrave
with panelled reveal and renewed 6-panel door;
on right, 6-panel door with Y-traceried fanlight in wooden architrave with panelled
reveals, fluted pilasters with paterae, and open pediment; deep painted brick plinth
with cellar grille.
INTERIOR: not inspected
2010 Aerial photograph of Bridge Street
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Street Frontage: A development through time
Late C18th, Bridge Street façade
derived from an analysis of remaining architectural features, scarred brickwork and
a study of contemporary properties in Bridge Street
Bridge Street Façade:
Surveyed October 2010
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
36 Bridge Street: Recent History
The current owners of 36 Bridge Street brought the property in August 2010.
The previous owners had lived there since the 1970’s, during that time they carried
out substantial alterations which significantly altered the interior arrangement of the
property. These alterations are documented within architectural drawings left within
the house and they show three main phases of development
PHASE 1: Prior to 1967 (but after 1938)
The front room was used as an office and the house was accessed via the side
passage to an Entrance Hall at the rear of the property The living room was located
at first floor (as can be evidenced by the first floor bay window). The bathhouse
was located to the rear of the property adjacent to the Kitchen. All windows are
sash windows including the window to the rear bedroom which cuts the timber
frame
The Outbuilding was used as a Tailor’s workshop serving No 38 with windows and
doors facing No 38 only
PHASE 2: Prior to 1979 (but after 1967)
The existing Kitchen, Bath Outhouse and the Privy's to Nos 36 & 38 were
demolished and a new flat roofed extension was built housing a kitchen and WC
only. It is assumed that at this time an upstairs bathroom was installed. The office
and the covered passage to the entrance hall and garden was unaltered
At this time the Outbuilding (1974?) appears to have changed hands as proposal
drawings show windows and doors facing towards to No 38 to be blocked up and
new windows facing No 36 to be installed.
PHASE 3: circa 1979
Circa 1979 the house was returned to sole domestic use. Substantial and
irreversible alterations were made at that time, namely: • The removal of the passage way wall and the creation of a hallway off Bridge St.
• The removal of all chimneys and chimney breasts
• The removal of the central stairwell on the ground and first floors and the
installation of a new stairs within the rear extension
• The opening up of the Breakfast Room and Kitchen to provide an enlarged
Kitchen /Dining space
•The installation of a new front door in place of the side passage.
•The removal of a sash window and door to side passage and the installation of
aluminium sliding patio doors to the rear
• The installation of a warm air heating system
Plans were also drawn up (but never executed) to convert the Outbuilding into
habitable accommodation, although new windows and doors were installed.
PHASE 4: Post 1979
After 1979 further modifications were made namely
• The installation of an en-suite bathroom to the first floor main bedroom
• The installation of an archway linking the front and rear ground floor rooms.
•The replacement of all windows (crudely formed sash windows to the Bridge
Street façade and casement windows to the rear.
•No further works were carried out to the Outbuildings
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
36 Bridge Street Map regression using existing construction drawings
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
CONSERVATION STATEMENT
for
36 Bridge Street, Pershore
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
2010 Existing Site Photographs
Rear view of property:
Front elevation of property to Bridge Street:
Tailor’s Workshop:
Showing utilitarian extension, built in
1979 which is proposed to be
demolished and replaced.
The previous chequered history of the property can be read in the original
scale and symmetry of the property together with the subsequent shop
frontage alterations . Whilst the sub division of the property is noticeable in
the differences tin the second floor fenestration
View of workshop outbuilding
between 1938 and 1967
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
built
36 Bridge Street: Conservation Statement and Assessment of Significance
The assessment of the significance of 36 Bridge Street is facilitated by tracing its
historical development via map regression and primary data sources. However
this must be read in conjunction with the physical evidence of the property.
Unfortunately despite its listing in 1965, alterations carried out in 1979 removed
almost every architectural feature within the building. Including, but not
exclusively: Walls, floors, stairs, chimney breasts, fireplaces, windows and doors.
In addition, these alterations not only removed features of historic significance,
they allowed the introduction of particularly unsympathetic details that detract
from the few remaining elements of historical significance, namely,
1. The erection of a flat roofed kitchen extension
2. The installation of horned sash windows to the front elevation
3. The installation of secondary double glazing
4. The installation of standard casement windows and doors to the rear elevation
5. The installation of aluminium sliding patio doors to the Dining Room
6. The installation of a blown hot air heating system
7. The installation of a new stair within the rear extension
8.The introduction of an arched opening between the front and rear ground floor
rooms
9.The removal of the side passage wall and its replacement with a lightweight
stud partition
6:Blown air heating
Wall and chimney removal
5: Aluminium patio doors 4:1970’s doors
4: casement windows
Wall and chimney removal
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
4: 1970’s windows
3: Secondary double glazing 1: Flat roof extension
1: Flat roof extension stretcher bond
7: New stairs
2:horned sash window
All features removed from Outbuilding
36 Bridge Street: Assessment of Significance
As a consequence it is more pertinent to note the few features
remaining, after such wholesale alterations. Most of these are on the top
floor as this was least altered: EXTERIOR
General arrangement of street frontage, overall symmetry inc matching
ridge chimneys with overlying shop frontage alterations of bay windows
and continuous hood
Flemish brickwork with lime pointing (marred by sand cement repairs)
and sawtooth dentil course
Double hung vertical sliding sashes under flat heads
SECOND FLOOR
• Wide elm boards
• Panelling to rear bedroom wall adjacent to stairs
• 2 panelled raised and fielded doors including ironmongery
• Mahogany handrail to stairs
• Staircase from first to second floors
FIRST FLOOR
• 1 panelled raised and fielded doors
• The bay window provides evidence that the first floor was once a living
room with a shop below The sashes are un-horned with lambs tongue
mouldings which suggests that the window is late C18th or early C19th
however both the sashes and the frame have been badly repaired and
may need replacing.
• The rear extension has vestiges of a timber frame structure evident on
the first floor only. It appears that the ground floor framework has been
progressively The front bay although removed to suit internal alteration
GROUND FLOOR
replaced after 1979 with poor quality joinery, still provides evidence of
36 Bridge Street’s past use as a Shop / Office
•1 no. 6 panelled door
•Elm boards to front room
BASEMENT
• Beams supporting front room floor
OUTBUILDING - No remaining architectural features
Saw tooth dentil course / Flemish brickwork
2nd Floor Panelled dividing wall
2nd Floor Elm boards patch repaired with SW
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
External vestiges of timber frame
Internal vestiges of timber frame
2 and 6 panelled raised and fielded doors
Conclusion
The primary significance of No 36/38 Bridge Street lies in its group value as a late
18th Century Georgian Townhouse. within Bridge Street’s streetscape.
THE EXTERIOR
The front façade reveals its chequered history, originally built as a single residence
and later in the Victorian period its division into two properties with the use of the
ground floor as shops / commercial premises.
The rear of the property again shows the passage of time with a variety of
extensions ranging from a pre-Georgian timber frame structure, a tailor’s workshop
to a 1970’s kitchen extension. Their value is in the overall story of the property not
in any particular surviving architectural feature.
• The rear façade is marred by the insertion of poorly made casement windows
and the use of sand cement render to the ground floor
• Very little of the timber framed structure remains and it is significantly vulnerable
to decay, the infill panels are single skin modern common bricks with sand cement
pointing, whilst the window circa 1970 replaced a sash window of similar size
which cut the oak frame at the level of the wall plate
• The Tailor’s Workshop has been completely altered, as it changed hands from
the ownership of no 38 to no 36, windows and doors were blocked up and new
ones inserted:
•The 1970’s extension is poorly constructed of inferior materials, it detracts from
the setting of the property and separates the house from the garden. The only
significance of this structure is its negative affect in its surroundings
• The garden is large and has the atmosphere of a traditional Pershore town
garden, part lawn , part orchard and part allotment, its significance is only
diminished by its lack of accessibility from the house (both physical and visual)
THE INTERIOR
As recorded within the Historic Appraisal, the destruction wrought with the
alterations perpetrated in 1979 has left few original architectural features and,
with the exception of a few elm boards to the front room absolutely no original
architectural features earlier than the mid C20th remain on the ground floor.
More significantly the removal of the side passage, side passage wall and
chimney breasts, as well as the ground floor and basement staircases, renders
meaningless any reference to past patterns of usage of accommodation.
It would therefore be most appropriate, and in keeping with the history of the
building, to address the arrangement of the accommodation to suit current
occupants living arrangements, whilst preserving and enhancing wherever
possible the remaining historic fabric.
This approach would include the removal of features that detract from the few
remaining historic features such as the 1970’s extension, the aluminium patio
doors, the UPVC secondary glazing, the pine handrail on metal brackets,
replacing them with well made fixtures and fittings detailed to suit the age of the
property.
This approach would be in accordance with Wychavon District Councils and
English Heritage conservation guidelines and would offer, by recognising and
celebrating the few features that remain, a long term viable future for these
heritage assets.
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Design and Access Statement
For
Proposed alteration and improvement works,
rear extension and conversion of Outbuilding to Ancillary
Accommodation
at
36 Bridge Street, Pershore, Worcs.
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Design Considerations
The design brief from the new owners was to provide a sympathetic restoration of
the property, which would preserve and enhance the few remaining architectural
features whilst providing comfortable well organised living accommodation.
The following issues were of particular concern: FABRIC
• Lightweight partition to front room with double swing hinges to be removed or
possibly replaced with a more substantial construction.
• Aluminium patio doors to dining room
• The use of secondary glazing
• Modern profiled skirting and architraves (circa 1979)
• Design of rear extension
• Condition of heating system and its affect on the existing fabric
• Lack of thermal insulation
• Condition of the remaining vestiges of timber frame to the rear extension
MAINTENANCE ITEMS
• Perished brickwork to chimneys
• Blocked gutters and downpipes
• Sand/ cement repairs to brickwork (Bridge Street façade)
• The condition of all windows (through poor construction and lack of maintenance)
• Failed sand cement render to ground flood rear elevation (Roman cement above)
• The condition of outdoor paving (uneven & trip hazard)
LAYOUT
• Lack of aspect towards garden
• Location of Kitchen and WC
• The lack of a fireplace in the Living room
• Lack of a bathroom on the 2nd floor
• Poor bathroom layout on first floor (too cramped)
• Lack of storage space / coats room
• Lack of a Utility room
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Existing Location Plan
Design Brief
In addition the new owners wished to renovate the property to suit their own functional and
aesthetic requirements, namely: -
FUNCTIONAL REQUIREMENTS
• Replace failing 1970’s windows - with new sash windows with appropriate design including
period mouldings (ref windows to No 38 Bridge Street)
• Upgrade Kitchen fixtures and fittings
• Combine Kitchen with Dining room in the centre of the house thereby allowing a Family
room to be located adjacent to the garden
•To install a door to the arched opening between the ground floor front and rear rooms
• Provide 2nd floor Bathroom
• Provide 1st floor Bathroom with Jack and Jill arrangement
• Provide a separate Utility room
•To provide a Wc and cloak room facility
•To provide sympathetic but low energy lighting scheme
•To utilise sustainable design features wherever possible
• Convert the Outbuildings into annex accommodation for elderly relative
AESTHETIC CONSIDERATIONS
• To provide a connectivity between the garden and the living accommodation
• To provide out door eating area shared with the annex accommodation in the Outbuildings
• To retain and repair elm flooring where patch repair with dissimilar timbers (second floor to
have polished boards and rugs)
•To alter the opening between the ground floor front and rear rooms to be a more
sympathetic proportion to suit a period style property. To repair first floor stair to fit carpet
runner (not fitted carpet)
•To alter the ground to first floor staircase to be more sympathetic (replace handrails with
turned mahogany (timber from a sustainable source coloured to match)
• To install floor boards and period style skirting to ground floor rooms (aged oak floating
floor)
• To install wood burning stove to living room and possibly Kitchen Diner
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Existing Floor Plans
Existing Elevations
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Existing Outbuildings
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Design Proposal
DESIGN PROPOSAL
The Design Proposal was informed by the Historic Appraisal , the Conservation
Statement and the Client’s Brief.
It involves the remodelling of the 1970’s extension by the removal of the north and
west walls, together with the relocation of the Kitchen into the Dining Room forming
a Kitchen / Diner The newly remodelled structure would be slightly extended ( by
approximately 900mm and the two walls replaced with a glazed oak framed wall.
The existing archway to the front room would be centralised on the bay window for
ease of circulation and a pair of doors detailed to suit the period of the house would
be installed. The lightweight hall partition would be rebuilt in a more substantial
construction thereby re-instating the historic line and doorway of the side passage.
In addition a ground floor cloakroom would be located adjacent to the stairwell,
which is more convenient and appropriate location for this facility.
On the First floor it is proposed to remodel the bathroom to provide a single large
bathroom with shower and bath rather than the two small facilities that occupy the
same space. It is not proposed to alter the position of walls and doorways but this
does involve the complete removal of the exiting facility
On the second floor it is proposed to install a new bathroom serving both bedrooms
The stud wall would be built off the floor and the waste pipe would run above the
floor in boxing, therefore the existing elm boards would be preserved. It is
proposed to repair the elm flooring where damaged with matching salvaged
materials.
SCALE
The scale of the proposed external alterations are in keeping with the existing
structures and should not be visible from adjoining properties.
APPEARANCE OF DEVELOPMENT
The choice of matching existing details when replacing perished materials should
preserve the historic significance of the property, whilst the use of an oak frame to
the proposed Living Room is a contemporary response which makes reference to
the vestiges of the existing oak frame and it should enhance the property by the
use of quality materials sympathetic to the existing building.
LANDSCAPING
It is proposed to hard landscape the area adjacent to the house to provide a level
access from the lower terrace to the Annex Accommodation, incorporating an
outside sitting and dining area
ACCESS
Access is existing from the Broad Street which involve the use of steps. However
alterations are proposed to provide level access from the parking area at the rear
of the garden to the proposed Annex Accommodation and Family Living Room
LOCAL AUTHORITY CONSULTATIONS
The proposals were discussed with Wychavon DC Conservation Officer. The
officer’s comments were taken on board as were the results of the Historic
Appraisal.
NEIGHBOURHOOD CONSULTATIONS
The owners have discussed their proposals with their neighbours, no objections
were received.
HIGHWAYS AUTHORITY
The development has no affect on the Highway
LOCATION
The location of the extension is to the rear of the property
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Proposed Main House Floor Plans / Elevations
General improvement
works/alteration as
toned green.
Second Floor Plan
Proposed replacement
rear extension walls
(toned)
First Floor Plan
Proposed replacement single
storey rear extension walls to
area toned
Single storey internal
demolitions to area as
hatched
Ground Floor Plan
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010
Proposed Outbuilding Floor Plans / Elevations / Landscaped areas
Proposed extension (toned pink)
Existing structure refurbishment
works (toned blue)
Gravel permeable finish to Upper
Terrace area
Stone and brick Lower Terrace
area with water storage tank
under
Resin gravel or similar finish on
existing concrete to yard and
new ramped areas
Proposed Works to 36 Bridge Street, Pershore, Worcs.
for Mr M Webb and Miss A Reynolds, October 2010