Bragg's Barn

Bragg’s Barn AN ASSESSMENT OF BUILDING CONDITION AND RECOMMENDATIONS FOR THE TREATMENT OF DECAY Conservation Technology (AC5) April 2014

Lilian Tuohy Main (s1363541)

Key Case Study Information Name: Bragg’s Barn Location: Cumbria, North-West England.

Date: 1817 Statutory Designations : Conservation Area of Beckermet, managed by Copeland Borough Council Building Type: English Farm Building (Bank Barn) Architect/ Builder: John and Mary Bragg Structural System: Stone masonry and internal timber frame.

Original Purpose: Never occupied as a dwelling, agricultural, office and storage use only.

Acknowledgments Thanks go to Robert Baxter, senior archivist at the Cumbria Archive Service in Whitehaven.

To Dr. Thomas Tuohy for his abundance of local knowledge and Dimitris Theodossopoulos and Audrey Dekin for their academic guidance.

Bragg’s Barn The University of Edinburgh

Scottish Centre for Conservation Studies Conservation Technology (AC5) April 2014

AN ASSESSMENT OF BUILDING CONDITION AND RECOMMENDATIONS FOR THE TREATMENT OF DECAY

Lilian Tuohy Main (s1363541)

Figure 1:

First Floor interior, February 2014.

Figure 2:

Lower Ground interior, February 2014.

Figure 3:

Upper Ground interior, February 2014.

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1.0 INTRODUCTORY SUMMARY __________________________________________________

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2.0 UNDERSTANDING HISTORY AND DEVELOPMENT __________________________________________________

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3.0 SIGNIFICANCE AND CONSERVATION PHILOSOPHY __________________________________________________

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4.0 CONDITION SURVEY __________________________________________________

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5.0 FINDINGS OF CONDITION SURVEY __________________________________________________

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6.0 PROPOSED REMEDIAL ACTION __________________________________________________

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7.0 APPENDICES

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Figure 4:

Introductory Summary

Door Two (D2) North Elevation

This project aims to identify the significant REASONS FOR CHOOSING BRAGG’S BARN AS THE SUBJECT OF THIS REPORT: characteristics of Bragg’s Barn, and act as a justification for the long-term care and 1. Bragg’s Barn has a distinct regional identity, both maintenance of the building.

Firstly, the history and development of the site is examined, forming the basis for a statement of significance. This is then used in conjunction with a thorough building condition survey to create a set of practical suggestions for the most appropriate repair methods and holistic treatments for Bragg’s Barn.

in terms of material character and functionality, each of which is explored throughout this study.

2. The condition of the building is currently at a tipping point- identifying problems and swift action could dramatically extend the lifespan of various built elements.

3. The building provides examples of a wide range of defects that are both the result of the original built structure, as well as problems that have arisen through more recent interventions.

4. It is a relatively ‘bare’ structure (there is minimal cladding and interior decoration) so the structural condition of the building is readily evident.

5. The history of the building and its surrounding properties are of great personal interest to the owners of the building.

It should be stated that a design element will not constitute any part of this project.

Rather, the report will act as a detailed analysis of the building’s current condition, identifying and proposing solutions to any problems associated with the built fabric PATHOLOGIES EXAMINED: as it stands.

The report will compromise a brief historical background of Bank Barn building typology in Cumbria and a wider condition survey, with further in-depth examination of the following pathologies that have been identified as relevant. These include: 1. The overall structural integrity and ‘movement’ of the building (specifically with regards to the groundwork’s and cracks identified throughout the northern facade.)

2. Failure and deteriorating condition of roof coverings 3. Deterioration of stone work and stone decay 4. Internal timber frame decay 5. Deterioration of internal elements The report will consider the causes of the defects associated with these pathologies and the impact they have on the integrity of the structure as a whole. Through analysis and research, the report will propose and categorize a methodical set of appropriate remedial actions.

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BUILDING KEY:

R6

R7

These diagrams have been provided to give the reader a schematic overview of the building, as well as to provide a key for individual spaces and building elements referred to within the text.

R4

R5

Lower Ground Floor Plan

1: 100

S2

R2

R3

Upper Ground Floor Plan

1: 100

R1

S1

N

First Floor Plan

1: 100

W9

East (SE) Elevation

W10 West (NW) Elevation

S2

S1

W1

D1

W2 South (SW) Elevation

S3

S4 W5

W3

W6

W4 D2

W7

D3

D4

W8

North (NE) Elevation

N.B Elevation drawings not to scale

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Understanding the History and 2 Development

A: Cumbria as a study area B: The evolution and key characteristics of farm buildings in Cumbria C: Characteristics of Bank Barns D: The evolution of Bank Barns in relation to the development of Cumbrian agricultural practices E: Specific historic development of Case Study: Bragg’s Barn: The history of building use and repair

Figure 7:

1887 Estate Plan

THE SITE Bragg’s Barn is located in the Conservation Area of Beckermet1, managed by Copeland Bourugh council in Cumbria. The barn sits on the downward slope of Braystones Road, Beckermet (figure 5), it’s primary elevation faces South West, towards the house of Ingleberg. The rear elevation faces downhill, towards the North East.

The barn is located in a coastal environment, which will accelerate certain types of corrosion however, due to its position in the embankment and distance from the sea (approximately 2.5km), the building is well sheltered from direct sea blast or and wind-driven rain.

Figure 5: Location Plan: 2014 Ordnance Survey, Edina Maps (study area marked in black circle) Figure 6: (bottom left) Map of Cumbria.

Whittaker, Tim, “The Bank Barns of CumbriaAn Overview.” 2001 (study area marked in black circle)

A: CUMBRIA AS A CASE STUDY:

GEOLOGY: The Cumbrian landscape owes much of its diverse physical appearance to the varied geology of the region, ranging from the slates and shales of the central Lake District fells to bands of carboniferous limestone to the south, the east and west sides of the Eden Valley and in the Kent basin. The south-west coast of Cumbria, northern flanks of the Lake District and much of the floor of the Eden Valley are composed of red sandstones, which are all classed under the general name of New Red Sandstone.2 Along the west coast of Cumbria (area specific to case-study) is a narrow windswept belt of lowland, which to the north opens up and joins the Lower Eden Valley to form the flat Solway Plain north of the Lakeland hills.

1 Original schedule in Appendix F 2 Whittaker, Tim, “The Bank Barns of Cumbria- An Overview.” HFBG Journal Vol.15 (2001). <http://www.hfbg.org.uk/downloads/the_bank_barns_of_cumbria_an_overview_tim_whittaker.pdf> (accessed February 16, 2014)

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CLIMATE: The most significant feature of the climate over much of the region is the high rainfall.

Snow is variable as a climatic feature. Heavy frosts are a feature with which the Lake District is generally not associated, due in part to the warm effect of cloudy moisture that is prevalent in the steep sided valleys for much of the year. Over much of the region prevailing winds are from the west and south-west, with the coastal belt of Cumberland suffering from severe sea-blast.

ORIENTATION: It is supposed that when constructing a barn, farmers orientated buildings so the threshing floor could benefit as much as possible from the prevailing winds. The topography and availability of a suitable slope would also have dictated the orientation.

Figure 8: Figure 9:

Average annual temperatures in the North West England Region (1971-2000) Met Office, 2014.

Average annual rainfall in the North West England Region (1971-2000) Met Office, 2014.

B: THE EVOLUTION AND KEY CHARACTERISTICS OF FARM BUILDINGS IN CUMBRIA The undulating landscape of the present county of Cumbria has played a major role in its economy and development. The damp climate, isolation from London and closeness to Scotland have, together with the physical landscape, helped to create an agriculturally unique region.3 One of the most singular of all agricultural building forms to develop to suit and accommodate these needs was that of the bank barn4, which forms a dominant feature in both the mountainous landscape of the Lake District proper, and also the lower lying areas around.

Two-storied, and placed either along or at right angles to the slope, the conventional bank barn combines a threshing floor at first-floor level, over cow houses and other farm offices, such as stables, cart sheds and root houses. The greatest concentration nationally of the bank barn is in Cumbria.5

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Whittaker, Tim

A bank barn or banked barn is a style of barn noted for its accessibility, at ground level, on two separate levels. Often built into the side of a hill, or bank, both the upper and the lower floors area could be accessed from ground level, one area at the top of the hill and the other at the bottom. The second level of a bank barn also could be accessed from a ramp if a hill was not available

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Whittaker, Tim

The bank barn was recognised as a building type by Walton in 1950 and later described by McDowall (1956).6 Dr. R. W. Brunskill, having recognised its relationship to the similar building type found in the east coast states of the U.S.A., introduced the American term ‘bank barn’ to the U.K. Prior to that time bank barns had no definite name within Cumbria, but were referred to as ‘Underhoused Barns’, referring to the fact that the cow-houses, stables, etc. were ‘underhoused’ beneath the barn, while in West Cumberland they were known locally as ‘Lead-In’ barns.7 Today, bank barns, along with all other types of farm buildings are increasingly under considerable pressure from agricultural changes, conversion to other uses and redundancy.

C. CHARACTERISTICS OF BANK BARNS As with all farm buildings, there is considerable variation in the layout and design of bank barns, dictated by factors such as local materials, climate, date, the type of agriculture practiced and the social status of the builders/ owners.

Externally, each has a double barn door at firstfloor level (on the uphill side) with corresponding domestic-sized window openings on the downhill side. First floor barns are ventilated by numerous slits in the walls, and smaller holes are often found on the top of the gable walls to encourage owls to use the barn and reduce the vermin.

On the ground floor, a cart house often occupies the space under the threshing floor with a cow house on one side and a stable on the other. Cow houses, particularly those of later date, have separate feeding and manure passages, while earlier, inferior examples combine these functions. Root cellars are often positioned at the rear of the cow house, under the first floor granary: in these, turnips and other root crops for animal fodder were deposited via a shoot from the hillside above.

Stalls, known in Cumbria as ‘boskins’ are generally constructed of hardwood timber frames, in filled wither either timber boarding or, as common in the slate areas of the central Lake District, large slate flags.

Figure 10: Distribution of bank barns in Cumbria, recorded in 2001 survey. Whittaker, Tim.8

6 Brunskill, R. W. Vernacular Architecture of the Lake Countries: a field handbook.

London: Faber and Faber, 1974 7

Whittaker, Tim

Whittaker, Tim. “The Bank Barns of Cumbria- An Overview.” HFBG Journal Vol.15 (2001). http://www.hfbg.org.uk/downloads/the_bank_barns_of_ cumbria_an_overview_tim_whittaker.pdf (accessed February 16)

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Figure 11: Diagrammatic representation of various types of ‘true’ Bank Barns. Bank barns generally conform to two basic types: those built into a hill slope and those built on level land with an artificial ramp. (Bragg’s Barn in most akin to the diagram highlighted in blue).

D. THE EVOLUTION OF BANK BARNS IN RELATION TO THE DEVELOPMENT OF CUMBRIAN AGRICULTURAL PRACTICES The varying physical and climatic conditions have always had a considerable effect on agricultural practices in the area. In the lowland West Cumberland coastal belt region, a distinctive settlement pattern emerged with the growth of nucleated, often linear villages. Many were built near or around a church. These nucleated settlements practiced an agriculture based on the open-field system9, which in Cumbria was more akin to the Scottish than the English method.10 The open-field system was the prevalent agricultural system in much of Europe during the Middle Ages and lasted into the 20th century in parts of western Europe, Russia, and Iran. Under the open-field system, each manor or village had two or three large fields, usually several hundred acres each, which were divided into many narrow strips of land. The strips or selions were cultivated by individuals or peasant families, often called tenants or serfs. The farmers customarily lived in individual houses in a nucleated village with a much larger manor house and church nearby.

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Whittaker, Tim

The region experienced relative stability and growth throughout the late 17th and 18th centuries, resulting in the expansion of small-scale industries throughout Cumbria. Exploitation of mining reserves throughout the area (especially in coal and lime) resulted in the further development of power and wealth. The coastal ports and towns of Whitehaven and Maryport helped to create the remaining industrial landscape of the West Cumberland coast.

17th Century Characteristics: Barns built in this period were always associated with the Cumbrian gentry and their homes, most forming part of a farm complex attached or near to a family seat. These barns are all large and have one threshing floor.

Cattle alone were accommodated on the ground floor and horses and carts housed elsewhere.

All seventeenth century roof structures are of the tie beam variety and constructed of hardwood.

18th Century Characteristics: Increased wealth, which was produced by more secure tenures and improved farming, enabled the small farmer or ‘statesman’ to reflect his prosperity in a higher standard of new farm buildings. At this time many stone barns were being built to replace earlier structures of cruck construction.11 Bank barns had ceased to be the agricultural buildings of wealthy gentry only and gradually became a common feature within the landscape. By 1794, the building type was well established when Bailey and Culley’s General View of the Agriculture of Northumberland, Cumberland and Westmorland described them; “The principal structure in a barn, which, at the same time that is has a stable and cow house underneath, is frequently large enough to contain the whole crop of both corn and hay, so that it is rare to see a stack of either.

These barns are often twenty yards in length, five in width and five yards in height, in the side walls. The expense of bringing all the materials from a moderate distance, and of building a barn of such dimensions with a slated roof, may be about seventy guineas.” 12

As the nineteenth century progressed, farms gradually became more mechanized, making hand threshing and winnowing15 obsolete. Bank barns however continued to be built with a threshing floor, even when a machine was in operation into the twentieth century.

Some wealthier owners took particular interest in the physical appearance of their barns, however it is true to say that most bank barns were intended to be purely functional, not viewed by visitors as architectural conceits.16 Despite this, various design elements were often introduced. The use of different stones from ashlar dressings such as quoins17 and door jams became more widespread. Apart from red sandstone, millstone grit and limestone were also used for dressings. Decorative ventilation holes were shaped either in the form of circles crosses of triangles. Arches were increasingly used, especially for cart houses.

With the close of the nineteenth century, bank barns were regarded as inefficient and were replaced by more modern farming structures.

As agricultural technology improved throughout the eighteenth century, Cumbrian farmers adopted new methods of cultivation and rotation. This, coupled with enclosure13 saw rural depopulation of the area and the sale of smaller plots of land to larger farmers.

It was noted by Wordsworth that between 1770 and 1820 the number of ‘statesmen’ with freehold land was halved while the size of such holdings doubled.14 After 1800 the Napoleonic wars grain prices were sent soaring, initiating the construction of large costly buildings. The slump that followed with peace in 1815 meant that much land was returned to pasture and the money borrowed for building construction often led to financial ruin.

A cruck or crook frame is a curved timber, which supports the roof of a building. This type of timber framing consists of long, generally naturally curved, timber members that lean inwards and form the ridge of the roof. These posts are then generally secured by a horizontal beam which then forms an “A” shape. Several of these “crooks” are constructed on the ground and then lifted into position. They are then joined together by either solid walls or cross beams which aid in preventing racking.

11

Bailey, J., George Culley, and A. Pringle. General view of the agriculture of Northumberland, Cumberland and Westmorland. [3d ed. Newcastle upon Tyne: Graham, 1972.

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13 Enclosure is the process which ended traditional rights such as mowing meadows for hay or organizing livestock on common land formerly held in the open field system. Once enclosed, these uses of the land become restricted to the owner, and it ceased to be land for commons.

Bouch, C. M. L., and G. P. Jones. A short economic and social history of the Lake Counties, 1500-1830. Manchester, Eng.: Manchester University Press, 1962 14

15 Wind winnowing is an agricultural method developed by ancient cultures for separating grain from chaff. It is also used to remove weevils or other pests from stored grain. Threshing, the loosening of grain or seeds from the husks and straw, is the step in the chaff-removal process that comes before winnowing.

Whittaker, Tim . “The Bank Barns of Cumbria- An Overview.” HFBG Journal Vol.15 (2001). http://www.hfbg.org.uk/downloads/the_bank_barns_of_ cumbria_an_overview_tim_whittaker.pdf (accessed February 16) 16

Quoins are masonry blocks that sit at the corner of a wall. They exist in some cases to provide actual strength for a wall made with inferior stone or rubble and in other cases to make a feature of a corner, creating an impression of permanence and strength, and reinforcing the onlooker’s sense of a structure’s presence.

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E. THE HISTORY OF BUILDING USE AND REPAIR: A TIME-LINE OF BRAGG’S BARN

1817 The manor of Beckermet (or Beckermont) anciently Little Beckermet was owned by Lord Fleming of Rydal John Bragg was a tenant on this estate and in 1817, the sum of £400 was borrowed for the constriction of Bragg’s Barn, which was built in the same year by John and Mary Bragg.

1820 The land was enfranchised to the Caddy family in 1820 and the property is first called “Beck Brow Estate” (stated explicitly in the deed of 9 June 1882.)

Figure 12:

Abstract of Title. Cumbria Archive Service,Whitehaven.

Figure 13:

(Above) Bragg’s Barn, situated in Beckermet 1860’s. Edina Digimap.

Figure 14:

(Above, right) 1887 Estate Plan (property of Tuohy’s)

1887

The property is then passed through mariage to Mr. Wilson F Hunter (seen on the 1887 estate plan.)

1899

1934

The property was then bought by the Robley family on the 16th of November, 1899 and the now adjoining property, Ingleberg, was built by Thomas Robley (18281891) in 1900.

When the two properties were combined, the barn would have been used for the storage of cars and carriages.

1955

John Robley (1896-1954) inherited the estate in 1934. The building was used as an office throughout the war- windows W2, W5, W7 and W8 (p. 8-9) were added and the walls of the office (R6) were installed and plastered . The building was connected to mains electricity and plumbing was inserted.

Today

In 1955 the property was sold to Thomas Tuohy. In 1957, timber framing was inserted for the housing of chickens. The ground and first floors were used for hatching and deep litter with the intention of expanding to the second floor.

However, as the bottom fell out of the egg market with the introduction of battery farming this work was never carried out.

At this time windows W1, W3, W4, W6, W9 and W10 were inserted (documented in figure 15) Since this time, the Barn has solely been used for storage purposes.

In 1997 the barn window at the lower part of the East wall was blocked, at the same time as the steps were put in.

Rainwatergoods and drainage has recently been reconfigured on the Northerly roof and east elevation.

It is hoped that in the coming years Braggâ&#x20AC;&#x2122;s Barn will be converted for alternative use.

Figure 15:

Documentation of the installation of W1, W3, W4, W6, W9 and W10. 1956.

Figure 16:

Current situation of Braggâ&#x20AC;&#x2122;s Barn in Beckermet 17.

KEY:

Lower Ground Floor Plan

Upper Ground Floor Plan

N

First Floor Plan Figure 17: interventions.

Diagram showing the phases of development of Braggâ&#x20AC;&#x2122;s Barn from construction through to the most recent

Figure 18:

Diagram showing the external interventions made to Braggâ&#x20AC;&#x2122;s Barn from its construction 19.

Significance and Conservation 3 Philosophy

Figure 19:

Lower Ground Level. Room 4 (R4)

ASSESSING VALUES AND SIGNIFICANCE Significance can be defined as the sum of the cultural, social and/or natural heritage values that make a building important to this and future generations. The Burra Charter (the Australian International Charter for the Conservation of Monuments and Sites [ICOMOS])

states that the significance of a place is embodied in: • Its fabric and its setting • Other evidence of its history • Its association with the community

The aim of conservation is to sensitively manage change to ensure that significance is not only protected, but also revealed, celebrated and enhanced at every possible opportunity.

The range of values that may therefore contribute to the significance of a place can be categorised under the following headings. These headings derive from English Heritage’s Conservation Principles (2008): 18

RELATIVE SIGNIFICANCE In order to identify the relative contributions that these values make to the significance of a place and the capacity for these values to be celebrated and/or enhanced, the following ratings are used:

1

2

• Historical Value: the associative or illustrative ways in which past people, events and aspects of life can be connected through a place to the present;

3

• Aesthetic Value: the ways in which people draw sensory and intellectual stimulation from a heritage asset or place;

4

• Communal Value: the associated meanings of a place for the people who relate to it, or for whom it figures in their collective experience or memory.

The significance of a place is the sum of these values, brought together and expressed in a statement of significance. This statement forms the foundation upon which a thorough understanding of Bragg’s Barn can be developed, and ultimately provide the context for any future decision making.19

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Exceptional Rare or extremely important spaces or elements which directly contribute to the importance of the building.

Items of this significance should be retained and remain unaltered. Where changes are necessary they should be reversible.

High Items or spaces which positively contribute to the character of the site.

Retention and conservation are preferable, though in extreme cases change should be allowed.

Moderate Of some importance to understanding the heritage of the site. A reasonable level of change should be acceptable.

Low Of little heritage significance, with removal or change acceptable.

Detrimental Elements which detract from the value of the site.

BRAGG’S BARN HERITAGE VALUES Historical Value Farm buildings are fundamental to the richly varied character of the English countryside.

Bragg’s Barn forms an important part of the long history of farming and settlement tradition in the Cumbrian landscape. It exemplifies the crafts and skills associated with local building materials and techniques within the district.

The scale and form of Bragg’s Barn is directly related to the historic land use in the area. Although this has been compromised by more recent development, agricultural land use continues to be reflected in the wider landscape.

Drury, P. J. and Anne McPherson. Conservation principles: policies and guidance for the sustainable management of the historic environment. London: English Heritage, 2008 18

Careful inspection has revealed how the building has been altered over time (see Figure 17)- often in response to changes in agricultural practice and the reduction of emphases on agriculture in the area.

Living buildings in a living landscape: finding a future for traditional farm buildings. Cheltenham: University of Gloucester in association with English Heritage and the Countryside Agency, 2006. 28 19

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Identified elements of Historic Value include: • Interior layout of the lower ground floor: (figure 19) this level has remained relatively unaltered since construction. It provides an exceptional example of a traditional bank barn, displaying many defining elements, in reasonable condition.

[EXCEPTIONAL] • Internal timber frame: this is of local historical significance as the timbers used were re-purposed after being used as scaffolding in the construction of the nearby power station of Calder Hall. [MODERATE] Figure 21: View towards Bragg’s Barn from the South West (Braystones Road)

Figure 20: Feeding stalls on the lower ground level remain in their original condition.

Figure 22:

Aesthetic Values Bragg’s Barn can be seen predominantly from surrounding areas of Beckermet.

Communal Value As it stands, Bragg’s Barn has a relatively low communal value. At certain points in time, the barn has been used to host parties and social events, but the current state of the barn means that it is currently not fit for such a purpose.

Elements affecting the Aesthetic Value: • Surrounding views towards the building [HIGH] • Use of traditional building materials, that blend in with the historic landscape. [EXCEPTIONAL] • The windows added in 1956 are not in keeping with the appearance of the building.

Furthermore, due their inappropriate instillation they are causing damage to the surrounding stonework. [DETRIMENTAL]

View from the North East (Morass Road)

There is however a great deal of potential to transform the communal use of the barn. This is to be explored further when investigating potential future uses/ conversions.

Elements affecting the Communal value: • The current dilapidated and un-safe condition of the building. [DETRIMENTAL]

STATEMENT OF SIGNIFICANCE Although Bragg’s Barn is not a listed building, it is an agricultural building with great regional significance.

Bank barns are of particular local significance in the Cumbrian region and Bragg’s Barn provides an exceptional example a typical bank barn. Although some elements of the original construction have been altered, there remains a great deal of the original built fabric that gives evidence of the building’s original use and construction.

The retention of Bragg’s Barn is of great historic, aesthetic and communal importance. In illustrative terms it serves as a repository for the evolution of local history and forgotten skills, with an important role to play in the continuity of knowledge.

Bragg’s Barn is also fundamental in creating a sense of place and local distinctiveness through its use of local materials and situation within the landscape.

It can be concluded that this building merits listing and protection. This is especially important as it also represents a major asset in terms of its capacity to increase its communal value and accommodate new uses.

CONSERVATION PRINCIPLES The statement of significance has established that Bragg’s Barn has evidential, historic and aesthetic significance in the vernacular of Cumbrian farm buildings.

The restructuring of farming and other economic and demographic changes in the countryside provide both threats and opportunities in terms of retaining the historic interest of this building, however, if uses and buildings are paired sensitively and changes are planned so as to preserve the building in an appropriate manner then Bragg’s Barn can go on to tell the story of our past and present.

If the building were to be adapted for alternative, future use- as much as possible about the building’s history, identity and changing functionality should be used to develop a conservation philosophy to inform any proposed intervention.

For the purpose of this study, the recommendations provided will only involve the actions deemed necessary to ensure that the building’s condition does not deteriorate further, with the following overarching conservation principles in mind: • Conserve as found : retain of as much original fabric as possible (minimal intervention) • Document the building in its current state: the purpose of recording is not merely to ascertain the initial form of the building but rather how the use of the structure has responded to and reflects social, cultural and economic change through time.

• Maintain/ enhance where possible the legibility of the buildings former uses and significant features: as future alterations are probable, this survey will also serve as an initial exercise to begin the formulation of a more in depth conservation plan to outline the ethics and principles that will guide any future alterations.

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4 Condition Survey

4.1 EXTERNAL CONDITION SURVEY TABLE 1: Appendix D 4.2 INTERNAL CONDITION SURVEY TABLE 2: Appendix E 4.3 GRADING OF DEFECT TABLE: p 27

Figure 23:

Character of internal stonework

BASIS OF CONDITION SURVEY Bragg’s Barn has been monitored over the course of the past 12 months, general measurements have been taken to produce an indicative set of drawings (see pages 8-9). In February 2014 a more comprehensive site visit was conducted. A photographic record was taken along with a full condition survey of the building elements (see appendices D and E).

Historical maps, plans and other documents were sourced from the local Whitehaven archives as well as from the current property owners.

LIMITATIONS Some areas of the ground floor stables were extremely dark as there was no means of artificial light. Visibility was by means of torch and camera flash only.

Full access to the western exterior was not possible due to thick overgrowth in the neighboring property.

CONDITION SURVEY METHODOLOGY: (Clarity and Purpose)

STRUCTURE OF BUILDING SURVEY Bragg’s Barn was surveyed systematically, starting from the top of the external envelope, working down (TABLE 1: Appendix D) and similarly for the buildings interior (TABLE 2: Appendix E).

The condition of each built element was surveyed and it was noted if any defect was present. Identified defects were then numbered and classified as;

• URGENT (requiring attention as soon as possible, within the next 1-3 months) • NECESSARY (within the next 6-12 months) or • DESIRABLE (when possible, within the next 1-5 years).

A total of 83 defects were identified and remarks concerning the likely causes of the existing defect were made, along with the potential effects the problem could have on the material and overall structure.

The survey is structured as follows:

CONDITION SURVEY TABLE 1: (Appendix D) External Condition Table 1 sets out the defects present in the external envelope of the building (roof coverings, rainwater goods and skylights, masonry walls and surrounding For the purpose of this report, emphasis is placed groundworks.) It should be read in conjunction on securing the building as it stands, to reduce the further deterioration of the building and the need for with drawings on pages 8-9 and makes reference to drastic physical intervention in the coming years, i.e. appendix figures 1-37. ‘as much as necessary and as little as possible’.

CONDITION SURVEY TABLE 2: (Appendix E) This approach implies the protection of elements Internal Condition that have been identified as significant and ensuring Table 2 sets out the defects and overall condition 20 no elements of the building are made vulnerable. of the building internally. It should be read in conjunction with drawings pages 8-9 and makes reference to appendix figures 38- 74.

This assessment of current condition has been based upon historic data and on-site inspection and analysis.

GRADING OF DEFECT TABLE: (p. 26) Table 3 summaries the identified defects, groups them in relation to their pathology and grades them in order of urgency.

Putting it off: how lack of maintenance fails our heritage. Bath: Maintain our Heritage, 2004.

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25.

Findings of Condition Survey: 5 Analysis and Prioritisation of Actions

5.1 PRIORITY 1: Groundworkâ&#x20AC;&#x2122;s, Foundations and Structure 5.2 PRIORITY 2: Deterioration of Slate Roof 5.3 PRIORITY 3: Stonework and pointing 5.4 PRIORITY 4: Openings (timber decay and rusting of metalwork) 5.5 PRIORITY 5: Timber Frame

Figure 24:

Lower Ground Level, room 5 (R5). Showing saturated south wall and timber lintel in poor condition

CONSIDERATIONS IN ASSESSING PRIORITY The condition survey established that the failure of the external envelope is threatening the structural integrity of the building, as well as leading to internal decay.

Through the survey, defects were categorized with regards to their urgency and category of pathology. By assessing and grouping the identified defects (83 in total), efforts can be concentrated on the elements that are posing the greatest risk to the building. The following considerations were also used to formulate Table 1; • The significance of key architectural elements (in terms of the identified historical, aesthetic and communal importance) • The relationship between defects (i.e. grouping by category of material and/ or pathology) • Number of incidents recorded in the condition survey and any initial thoughts documented on urgency.

Priority

Category of Material and/or Pathology

Number of incidences recorded in Condition Survey

1

Groundworks/ Foundations / Structure

Urgent: 6 Necessary: Desirable: TOTAL: 6

2

Slate Roofing

Urgent: 1 Necessary: 4 Desirable: 3 TOTAL: 8

3/4

Stonework/ Pointing

Urgent: 1 Necessary: 12 Desirable: TOTAL: 13

3/4

Openings (including timber decay and rusting of metal work)

Urgent: Necessary: 21 Desirable: TOTAL: 21

5

Timber Frame

Urgent: Necessary: 4 Desirable: TOTAL:4

6

Services (Electricity, plumbing and Urgent: staircases) Necessary: 3 Desirable: TOTAL: 3

7

Maintenance

Urgent: 1 Necessary: 2 Desirable: 8 TOTAL: 10

Table 1: Summary and grading of categorized defects from Condition Survey.

It should be noted that while efforts have been made to categorize the numerous defects, very few of the problems exist in isolation. There are frequent overlaps and inter-relations in the causes/ effects of the various building pathologies.

These are to be addressed in Section Six, where remedial action and repair techniques are proposed.

27.

5.1 PRIORITY 1:

Groundwork’s, Foundations and Structure

Bragg’s Barn was originally constructed from New Red-Sandstone masonry (see sample in Appendix G) bonded with lime mortar. The walls are substantial, usually around 300mm thick. It can be assumed however that as with most other buildings of this age, the foundations are minimal and quite shallow.

Part a.) Penetration of water along the South wall.

This entry of water currently poses the greatest overall threat to Bragg’s Barn. Not only is the water damaging the lower-ground interior (established as the most significant component of the building), it ultimately compromises structural integrity.

Unlike modern construction methods, which rely on impervious barriers to protect against moisture, Bragg’s Barn, as a traditionally built structure solely reliant on adequate, effective drainage and the ability to ‘breathe’ to allow for the removal of any moisture.

The movement of rainwater on the southern side of the building is represented in figure 25. This diagram shows that the rainwater is being congested into one area, where the water penetration is occurring. This failure is most visible during or just after rain, where soaked sections of the wall are most easily seen, and dripping can even be heard.

Figure 25:

Direction and flow of rainwater runoff

PRIMARY CAUSES

• Defective Rainwater Goods Although gutters have been cleaned out and maintained, they simply do not have the capacity to deal with this surface-area of roof. This single element (circled in red in figure 25) has allowed large volumes of water to pour down the wall, spreading outwards and filtering down through the back wall.

• Inappropriate use of new materials The more recently inserted concrete slab provides a non-porous surface near the entrance of the building.

Consequently, having nowhere else to go, excess runoff feeds back into the building.

• Openings in timber floor The cracks in the concrete slab and openings in the timber floor on the first floor level are open to receive wind driven rain.

• Failure of below ground drainage A crack, fracture or blockage may also be contributing to the saturation of the ground beneath a property.

CONSEQUENTIAL PROBLEMS

• During these “flooding” incidents, due to the porous nature of the walls, they are quickly becoming saturated. This constant movement of water, along with reoccurring wetting-drying cycles is acting to erode the stone and mortar.

• The creation of inappropriate internal conditions, deteriorating the stonework and causing further problems where timber comes into direct contact with the moisture. This creates ideal conditions for damaging wet and dry rot to flourish, as seen in figure 24.

• Possible structural issues (as detailed in figure 26)

Figure 26: The possible interaction between the saturated back wall and foundations and the structural movement of the building.

29.

Part b.) Structural Movement

The width of individual cracks has been used as in indication of their severity and categorized into 5 different groupings: 21 Negligible <1mm Slight

Hairline cracks with a dimension of less than 1mm

Resulting from structural movement. Has stopped and stabilized.

Moderate 5-15mm Generally requiring attention. Associated problems are also likely to emerge.

Severe Up to Usually extensive structural 25mm wok will be required Very Severe

1-5mm

>25mm

Generally indicate very severe structural damage

Table 2: Grading of severity of structural cracks

POSSIBLE CAUSES:

• Sagging purlins could also be inducing outward thrusts on gables, each of which has a slight bow.

The outward thrust of the roof (the twisting of roof beams is recorded diagrammaticality in figure 27) appears to be slow, providing further evidence for the creeping deflection of the roof over a long period.

Ground Subsistence • There is a gate post directly to the east of the building, in line with where the line of cracks is emerging. The gate post has shifted a similar distance and could be evidence for ground subsistance.

As the majority of the more severe cracks are vertical and wide at the top and tight at the bottom, it could be an indication that one or both ends of the building foundations are dropping, or that the middle of the foundations are rising. Vertical cracks are generally signs of more serious structural trouble.

This said, the building has been monitored for a period of over 12 month and no great perceptible changes have occurred.

Very Severe Cracks A pattern has emerged in the mapping of ‘severe’ cracks throughout the building. They all lie approximately 300mm in from the northern (NE) facade, all on the lower ground floor.

Cracking within the building consists of multiple fractures- some of which may be interrelated.

The most significant of these have been mapped out in figure 28.

The identified cracks could be caused by a multitude of factors and may be attributed to: Roof Spread • Roof spread is common in older farm buildings22.

Since most timber frame structures depend on triangulation for stability, the loss or deterioration of this can cause structural instability and consequential movement. This would occur if the roof purlins were no longer supporting the rafters over their full span,23 resulting in thrusts on the wall plates.

Jefferson, David, and Seamus Hanna. Identifying and sourcing stone for historic building repair: an approach to determining and obtaining compatible replacement stone. Swindon [England: English Heritage, 2006 http://www.infotile.com/ pdfFile/’ 21

The Maintenance and Repair of Traditional Farm Buildings: A Guide to good Practice. London : English Heritage, 2011. 25 22

The strength of individual timbers is dependent on the way forces of the building are acting in relation to the direction of the grain.

23

Figure 27: Common appearance of ‘Very Severe’ cracking along the southern facade.

Figure 28:

Mapping of ‘Very Severe’ [>25mm] Structural Cracks.

Severe to Negligible Cracks: Smaller cracks within the building may be attributed to: • Expansion of ferrous fittings within the stone (as seen in figure 27).

• High frequency of wetting and drying cycles (more probable in areas where water ingress has occurred) • Natural planes of weakness within individual stones • Intrusive vegetation

Figure 29: fittings

Cracking caused by the expansion of ferrous

31.

5.2 PRIORITY 2: Deterioration of Slate Roof It is probable that the roofing material is Lake District Slate. Samples from the building are provided in Appendix G along with examples from surrounding local quarries. The slates are laid in diminishing courses and random widths. Each slate is rounded at the head, squared at the foot and fixed with two nails.

CONSEQUENTIAL PROBLEMS

• Further water damage to the interior • Accelerated deterioration of the roof and surrounding slate • Possible structural degradation of framing members

The roof has a shaped sandstone ridge, which covers the topmost courses. The coping of the gables is also sandstone and they are finished by a kneeler which acts as a fixing while also providing architectural termination.

Surprisingly, the roof remains in reasonable condition and is not allowing much water ingress.

Although it is likely that the roof has been replaced at some stage, Bragg’s Barn is coming up to being 200 years old and the condition of the roof is increasingly in need of attention. Slates are beginning to slip in areas (primarily on the northern facade) and the underlying sarking is in need of attention. It is probable that the timber frame of the roof is oak. There is a variety of old and new timbers used in the roof, making it difficult to date as a whole.

PRIMARY CAUSES:

As the roof provides the primary protection for the building, it is vital that this element is properly maintained. The probable causes for decay include: • Deterioration of the physical and mineralogical properties of the slate: manifesting itself as a slow process of chipping and scaling along the cleavage planes (figure 30). The majority of the slate on this roof however looks to be in good condition.

• ‘Nail Sickness’: progressive deterioration of the fixing nails has lead to individual slates becoming loose and slipping out of place in high winds.

This may also be caused by the decay of the slate itself or the sarking below.

• Strong wind uplift and weathering deterioration over time

Figure 30: deterioration

Wind-blown slates showing signs of physical

5.3 PRIORITY 3: Stone Decay and Defective Pointing The walls of Bragg’s barn vary between 300mm and 600mm and consist of an outer and inner face worked in selected stone with packing of smaller pieces and waste. Bonding is obtained by ‘through stones’. Quoins, door and some of the window dressings would have been built up by a mason in hand worked stone. The remainder of the wall incorporates un-worked sandstone and cobblestones (cobblestones were widely used on the West Cumberland coast wherever better quality stone was scarce)24 and would have traditionally been bedded in lime mortar. Where window openings were added in the 1960s, cement pointing was introduced and the openings not adequately bedded. Cement was also used elsewhere at this time for building ‘repair’.

In the interior, the stonework would have traditionally been lime washed on a regular basis.

This has not been done since the 1970s and the lime renders have eroded.

Pitting

Figure 31:

Use of inappropriate stone

Delamination

Inappropriate Pointing

Erosion and vegetation growth

Disaggregation

Identified Stone Defects

POSSIBLE CAUSES

The location of individual stones determines the exposure to different elements. On the whole, the stonework of the building is in reasonable condition.

The problem areas of each façade have been identified in figures 30- 33.

The more prevalent types of decay in Bragg’s Barn are documented in figure 31. In almost every instance, the cause of decay is likely to be a combination of several of the factors described below.:

• Cracking: causes identified in 5.1 • Disaggregation: has been caused by the breakdown of the inter-granular clays or other minerals that bind together the grains of silica, which are the major characteristic component of sandstones used in Bragg’s Barn.

Where disaggregation has occured, the surface of the stone has become friable and silica grains fallen to the ground (occurring predominately on the saturated southern wall).

• Delamination and exfoliation: the sheeting-off of layers of sandstone. The layers vary from 2- 40mm in thickness. Exfoliation is occurring because there has been a deposition of a thin layer of oxides at the surface of individual stones.

Brunskill, R. W. “Materials and Construction.” Vernacular Architecture of the Lake Countries: a field handbook. London: Faber and Faber, 1974. 103-118 24

33.

As most sandstones are relatively porous, minerals within the stone have been readily dissolved and transferred to the surface on an ongoing basis through wetting and drying. The outer hardened layer that has resulted (‘casehardening’) may be serving to temporarily protect the surface of the stone from the effects of weathering. However, as the migration of soluble salts to the surface has occurred, crystallization of deposited salts is resulting in the breaking away of the surface.

• Efflorescence: is manifesting in areas as a visible deposition of salts at the surface of stones (usually concentrated), deposited in solution, but having crystallized on evaporation. Soluble salts are carried into the stone usually via ground water or rainwater and crystallize at the surface when the water evaporates.

Patches are seen predominatly on the northern facade, which recieves minimal sunlight.

• Pitting: The pitting of the surface of sandstone has occurred as a result of the loss through weathering of the clay binders of the stone at the surface. Once pitting has begun, the surface of the stone becomes steadily rougher over time, as the increased pore size leaves the stone more vulnerable to the effects of weathering.

• Use of inappropriate Stone: Certain stones have been used that are incompatible, the leaching of minerals that become alkaline in solution become detrimental to surrounding ‘softer’ stones.

• Inappropriate pointing: Significant problems can arise when cement is introduced to buildings originally constructed and previously maintained using lime mortars. This has occurred in many of the openings and more recent repair jobs on Bragg’s Barn.

• Corrosion and expansion of ironwork: Processed iron seeks to return to its natural state through corrosion. The type of corrosion occurring is chemical corrosion: as the cast iron has been exposed to air and water for a long period of time. This is causing the ironwork to expand, cracking the surrounding stonework.

ASSOCIATED PROBLEMS

If these problems are left unattended in Bragg’s Barn, rainwater will readily penetrate the heart of the wall and encourage further deterioration. If these individual factors are not repaired in good time and allowed to compound, this will ultimately result in the gradual collapse of the walls.

Figure 32:

Identified Problems with stonework: South (SW) Facade

Figure 33:

Identified Problems with stonework: North (NE) Facade

35.

Figure 34:

Identified Problems with stonework: East (SE) Facade

Figure 35:

Identified Problems with stonework: West (NW) Facade

5.4 PRIORITY 4:

Defective Openings DOOR 1:

The defects of the door are contributing to the penetration of water. Additions from previous repairs have been improperly fitted and the door is now causing structural cracking to the surrounding stone.

WINDOWS (W1, W3, W4, W6, W9 AND W10):

These window have been improperly fitted. Little care has been taken for the new stonework to key in the previously existing stone. This is causing damage to the surrounding stone work.

Rusted iron work is also significant cracking to the surrounding stonework. The door is highly exposed to the forces of strong winds and this is placing further pressure on the hinges and surrounding stone.

Figure 37: Currently these windows do not protect the building from wind or rain and if left unattended will further degrade the building.

Figure 36:

The current dilapidated condition of D1

37.

5.5 PRIORITY 5: Timber Frame

The age and consequential significance of the internal timber frame is roughly mapped out in figure 17. The timber on the lower floors is an important part of the original building. The stables and cow barn represent the original use of the building and efforts should be made to preserve them.

The ingress of water is affecting this timber- tide marks can be seen where the moisture has traveled.

The internal framing on the upper two levels was however added at a later date (1957). This timber was used as scaffolding in the nearby Calder Hall power station and is consequently of local historical interest.

The quality of these timbers does however mean that large sections are in need of repair and/ or replacement, especially areas in the flooring on both levels.

POSSIBLE CAUSES

• Dampness and persistent exposure to moisture: timber need to remain dry to perform its structural role25. Persistent wetting and drying cycles also encourage fungi and potential rot • Age and poor quality of the original building material (this mostly applies to the newer timbers) • Evidence of previous woodworm infestation

It should be expected that at least 50 per cent of buildings in the UK have had some prior infection and decay by Anobium punctatum26 (common furniture beetle or ‘woodworm’).

Typical causes include condensation and/or high relative humidity, generally as a result of inadequate ventilation and cold-bridge condensation. Timbers in poorly ventilated roof voids are often found to have been infected at some time. It is also not unusual to find evidence of past woodworm infection and decay around poorly ventilated and insulated skylights or roof hatches. 27 Woodworm is a particular problem in the north and west of the UK due to the relatively high moisture levels and reduced summer temperatures in roof structures compared to the south and east.28

Figure 38: attack

Timber decay caused by previous woodworm Figure 39: Anobium punctatum adult, typically 4-6mm long (Image: BRE, from Recognising Wood Rot and Insect Damage in Buildings, BR453 Hutton, Tim. “Woodworm: Anobium Punctatum” . The Building Conservation Directory. 2008 <http://www.buildingconservation.com/articles/woodworm/ woodworm.htm> (accessed April 17, 2014).

27 Hutton, Tim 26

Orbasli, Aylin. “Conservation of Materials” Architectural conservation: principles and practice. Malden, MA: Blackwell Science, 2008. 137-182.

25

28

Hutton, Tim

6 Proposed Remedial Action

Figure 40:

Lower Ground Level, room 6 (R6).

39.

PROPOSED REMEDIAL ACTION

Attempts have been made to formulate holistic approaches to the problems at hand, so that all associated factors can be taken into account when determining the appropriate remedial action.

In the conservation of materials, there is no singular correct technique or technology 29, however attempts have been made to suggest repairs that are specific to the region and craft skills and traditions surrounding the building typology.

In some cases, a variety of suggestions are proposed to prompt further thought and ensure the building receives the best possible outcome. Some overarching principles that should be applied to all remedial actions include: • Retain as much original material as possible As to not undermine the historic value and authenticity of a building, contractors who have the right building skills should be employed to repair decayed or failed components where possible rather than having to replace them.

• Respect historic repairs or changes Although more recent repairs and additions have been made in the past (the insertion of the timber frame for example) these are still considered to be of historic interest. They should not simply be removed because they are of later date.

• Use appropriate methods and materials A key feature of Bragg’s Barn is the use of ‘breathable’ materials in its construction. Any new materials introduced should be natural and permeable. This coupled with the good ventilation allows moisture to escape without causing damage to the building fabric.

• Second-hand materials should only be used if their provenance is known and reputable.

• Professional advice should be sought before carrying out major repairs. The conservation and repair of traditional buildings often requires specialist skills, if mistakes and unnecessary damage are to be avoided.

Orbasli, Aylin. “Conservation of Materials” Architectural conservation: principles and practice. Malden, MA: Blackwell Science, 2008. 137-182.

29

6.1 GROUNDWORKâ&#x20AC;&#x2122;S, FOUNDATIONS AND STRUCTURE A.) PENETRATION OF WATER ALONG THE SOUTH WALL: If water ingress is to be eliminated the cause needs to accurately identified. Lack of or incorrect treatment may cause additional problems. It is believed that water is entering through a combination of factors, each of which needs to be addressed individually.30 For this reason, the south wall should be monitored regularly after work is carried out, to ensure the problem has been rectified, as well as giving the saturated material time to dry out thoroughly, before any further remedial work is carried out.

Order of Time Scale/ Relevance Urgency 1 URGENT (1-3 months) 2

URGENT/ NECESSARY (3-12 months)

3

NECESSARY (6-12 months)

Proposal Carry out a specialist drain examination to check for breaks or damage for the below-ground drainage.

In the longer term, the drainage of the building should be completely reconfigured.

Ensure that gutters and downpipes are of sufficient size for the roof: on the southern side of the building, this will require the replacement of rainwater goods.

(Ideally this would happen at the same time as any work on the roof is carried out, however as this is having a greater impact on the overall building, this should happen as soon as possible.)

Ensure that ground levels outside have not risen, compromising the original design intent and causing dampness in the walls and adjacent timbers.

Short term -

Remove vegetation that is close to the walls which could trap moisture or whose roots are damaging the drains.

Long Term -

Wider excavation work will be required. At this stage it would be appropriate to also reconfigure/ update the drainage servicing of the building.

The concrete slab on the southern side should also be removed and the area replaced with more appropriate landscaping that assists in the diversion of water away from the building.

This could involve underlaying of a reinforced concrete dish drain to exculde water from the substructure.

Table 3: Proposals concerning the penetration of water

Curtis, Roger. Damp: causes and solutions. Edinburgh: Technical Conservation, Research and Education Group, Historic Scotland, 2007 30

41.

B.) STRUCTURAL MOVEMENT AND CRACKING As the majority of structural cracks are developing imperceptibly slowly, it would be sensible to set up a monitoring regime to check exactly what is happening before intervening.

Figure 41: Crack monitors should be used to determine whether existing cracks in Bragg’s Barn are stable or still experiencing movement.

Wikimedia Commons.

Order of Time Scale/ Relevance Urgency NECESSARY 1

Proposal

A comprehensive structural survey should be conducted. This should take into consideration and examine the existing water table and any surrounding ground subsistence.

NECESSARY If crack monitors indicate that movement has ceased, an experienced (12-18 contractor should be employed to consider the appropriate responses: months)

(6-12 months)

2

Small Cracks

Smaller cracks should be filled with a hydraulic lime plaster mix (that has been deemed compatible with the surrounding stone.)

Large Cracks

Larger openings should be filled with suitable mixes of earth, lime and chopped straw, as would have been the case originally.

It is however likely that with the more severe structural cracks, additional reinforcement such as helical tie bars or tie rods (that will be embedded in the stone wall and only interfere with mortar, rather than stonework itself ) will be necessary.

3

NECESSARY (12-18 months)

Sets of roof trusses that appear to be leaning in one direction should also be closely monitored. Where movement is active it is inadvisable to attempt to right the trusses because this will weaken the already stressed joints and the rafter purlin system. 26 Further movement should be prevented, however, through the use of correctly located ties, or timber ‘wind braces’ fixed diagonally to rafters from the eaves to the truss peak. It is important that these fixings are securely embedded in sound timber or masonry.

Where timbers are slightly decayed or softened steel plates, brackets, flitches or shoes should be used so that original material is retained instead of complete replacement. Such repairs should be designed for minimal impact on visual appearance.

Table 4: Proposals concerning Structural Movement and Cracking

.

31

The Maintenance and Repair of Traditional Farm Buildings: A Guide to good Practice. London : English Heritage, 2011. 25 31

6.2 DETERIORATION OF SLATE ROOF Time Scale/ Urgency

Building Element

NECESSARY (3-5 years)

In this instance, a complete stripping and re-slating will be required within the next 3-5 years.

In terms of Roof efficiency Timbers in time and costing, it would be logical for the majority of this work to be carried out simultaneously.

Slates

Proposal

• Before roof coverings are replaced, the roof timbers must be inspected and assessed for decay so that all damaged areas can be repaired. The aim should be to replace the minimum amount of historic timber necessary by splicing in new timber rather than replacing entire members. New timbers always should match the existing – for example oak heartwood for oak.

• Where riven timber exists, this should be used in repair work to maintain character, uniformity and compatibility of strength.

• In carrying out the stripping work, care should be taken to retain as many of the original sound slates as possible, which can often be resized and reused.

• Where extra slate is required, the existing slates should be analyzed and matched appropriately. If possible, recycled slates of similar quality should be used to maintain the visual integrity of the roof. Where this is not possible, the closest match in compatible color, size and thickness should be found. If necessary, these new slated should be used on the north roof, where the roof is less visible.

• The roof should be re-laid in the similar diminishing courses.

Photographic documentation should be taken and referred to during the refit to ensure the roof is visually as close as possible to the existing roof.

Sandstone Capping Ridge

• Originally the stone ridge would have been bedded without mortar.

Cement-based mortar may have been added as part of a later reroofing, making it difficult to recover ridge pieces intact. Care will be needed when removing and re-instating them.

Nails and Fixings

• Nailing should not be carried out with galvanized nails as these will have a shorter life than copper, alloy, or other non-ferrous types.27 They are also often harder to remove from battens when later repair is needed.

• One modern approach to this recurrent problem is to use metal alloy pegs. These will need to be made in a number of different lengths to suit individual slates or courses.

Rainwater goods

• Replace broken/ corroded gutters and downpipes with matching or more appropriate materials.

• Where the inadequate capacity of an outlet is the problem, the outlet should be redesigned/ rebuilt to improve the removal of water away from the building.

Future • The surrounding overhanging vegetation should also be pruned at this Maintenance time and then monitored thereafter.

• Gutters should be checked and cleaned regularly.

Table 5: Proposals concerning the remedial actions required for the slate roof

32

The Maintenance and Repair of Traditional Farm Buildings: A Guide to good Practice. London : English Heritage, 2011. 32

32

43.

POTENTIAL PROBLEMS AND HOW TO COMBAT/ MINIMIZE THEM Currently, the roof is un-insulated, and importantly, allows for the free ventilation of the building. If the building is to be converted, for whatever purpose, the roof will have to be constructed so it is weather proof, potentially involving the introduction of insulation.

• The design of any new roof should take this need for free movement of air into consideration.

If insulation is to be fitted- a product that is natural and breathable (e.g. hemp, fleece or wood fiber) must be used. The inclusion of modern under-felting in historic buildings is unnecessary, inhibits drying and is visually obtrusive.33 • Adequate gaps should be left between the new sarking boards (traditionally know as a “penny gap”).34 These gaps, when used in conjunction with breathable roofing paper allow for sufficient ventilation to prevent any condensation within the roof space.

• Roof vents should be added, located discreetly and formed in traditional materials with appropriate detailing.

• The current system of skylights should be replaced with operable windows that can be opened to allow for further ventilation. These should be as flush with the roof as possible and be visually non-intrusive.

The Maintenance and Repair of Traditional Farm Buildings: A Guide to good Practice . London : English Heritage, 2011. 32 33

Curtis, Roger. Ventilation in traditional houses. Edinburgh: Historic Scotland, 2008 34

6.3 STONEWORK AND POINTING While the overall structure of the building is sound, there are numerous instances in the building where stone elements either require maintenance or complete replacement. Figures 30-33 document where the problem areas are.

Though a stone may match in colour, its other properties, such as hardness and porosity, may not be compatible with the original stone and will cause accelerated deterioration. For this reason, stone samples should be taken and analyzed by the British Geological Survey (BGS) to ensure the most appropriate replacement stone is used where replacement is necessary. 35

RECOMMENDATIONS FOR THE PROCESS OF REPAIR AND APPROPRIATE MATERIAL TREATMENT • The original construction needs to be studied and accurately measured to record the precise dimensions of any stone that needs to be replaced. (This is necessary to ensure that any new stone fits exactly in the correct location and that the dimensions of the surrounding mortar joints do not alter in size.)

• Scaffolding should be carefully erected without damaging any of the existing masonry.

Mortars Mortar should be weaker and more porous than the masonry in which it is placed. Although it is necessary to take account of the exposure to which the walls are subject it is the nature and attributes of the masonry that will usually dictate the strength of mortar required.

Establishing a compatible composition may well require trial mixes to be tested on site. The use of contractors experienced in lime work is fundamental.

When deciding on a mortar mix, evidence of the aggregate and sands used in the past will be examined. These may well have local significance and will enable a close visual match. (Evidence of original mortar - Appendix G)

Ashlar Quoins and other Masonry • As each kind of stone has its own special properties, masons learnt to shape and bond the material in locally distinctive styles.36 Too assist in ensuring that the appearance of the indented stone visually “blends” effectively, details of the original surface tooling should also be noted (angle of any chisel marks, the depth of the grooves, the size of any borders around the individual blocks etc.) The use of traditional hand- masonry would be preferable where monetary constraints allow.

• Care also needs to be exercised when cutting out any decayed stone to avoid chipping the edges of the remaining surrounding blocks.

Wall Infill [Interior and exterior rough-cut sandstone and cobblestones] • All the walls require re-pointing and varying levels of stone replacement (see Table 6 for detailed information on particular problems) • To provide a sound base for the replacement mortar it will be necessary to remove any decayed mortar from the face of the wall and from around the stones.

• Where cement mortar has been used, it may be necessary to use a hammer and chisel to carefully break away the cement and re-expose the underlying lime.

• When smaller pinning stones become displaced, they should methodically be placed aside for reuse in their original position for re-pointing.

• Re-pointing should be done with an appropriate lime based mortar • Reinstatement of missing lime renders will add a layer of protection to the building fabric.

Stone Flooring • Joints should be thoroughly cleaned and brushed with a lime bedding mix to further tighten the stones.

• Repair is possible but sourcing compatible stones may be difficult. Original sources include riverbeds and weathered stone from field margins. Commercially available imported sea cobbles should be avoided as they are a poor match in most cases.37 • Cement should always be avoided as a bedding material.

The Maintenance and Repair of Traditional Farm Buildings: A Guide to good Practice. London : English Heritage, 2011. 32 36

Stones should only be replaced when they affect the structural stability and function of the surrounding stonework 35

37

ibid. 32 45.

Stone Proposal Defect Cracking Climbing plants should be removed from rainwater goods, window or door-frames, and the caused by eaves lines of roofs and in some circumstances may need to be removed from walls. vegetation Ivy requires particular attention as its roots can sometimes penetrate the wall structure. It is important to distinguish between ‘proper’ roots, which increase in size, and ‘aerial rootlets’ which are only used to cling onto the climbing surface and do not get larger over time. If removal is considered necessary, it should be carried out in one operation and with great care.

Cutting through the main stems at the base and leaving them to wither is inadvisable because it can encourage the severed sections to form new penetrating root systems of their own.

Cracking caused

by Iron Corrosion

Once the ivy has been removed it may also be necessary to repair any damage its roots may have caused to the stability and integrity of the wall. In particular, it may be necessary to fill the voids that will form once the dead roots have rotted away.

Where ironwork is causing damage to the surrounding stone, elements should be removed and stone repaired or replaced where necessary.

A number of approaches can be taken depending on the severity of the fracture: 1. Clean the ironwork as far as possible in-situ and repaint. If water is pooling in the socket, re-fill it with hot-poured lead.

2. If the fracture has not caused loss of stone or structural damage to the masonry, repeat step one and fill the fracture with a lime mortar.

3. Drill out the original lead, thoroughly clean as much of the ironwork as possible, paint the ironwork and re-fill the socket with lead.

4. If part of the stone has been lost or requires replacement (such areas identified in figure 29), indent new stone and create a new socket for the ironwork to sit into. New stone should be carefully matched, not just by colour but by petrographic composition (determined by BGS analysis). Iron fixings which have caused fractures to masonry should be replaced with stainless steel fixings. Any new castings should be marked with the year of manufacture to distinguish them from original castings. 33 Appropriate cleaning methods should be chosen (from least to most aggressive): - By hand – bronze wire brush, chisel and hammer, emery paper - Flame cleaning (use with caution, experienced professional required) - Chemical cleaning: topical preparations / dipping in chemical bath* - Dry ice - High pressure water blasting - Blast cleaning (wet and dry, various blast mediums available)34 * Assumed most appropriate in this context This will then need to be maintained and repainted approximately every 5 years.

Current best practice recommends:35 • Two coats of a metal rich primer (often zinc based) • One coat of iron oxide or other build coat • Two coats of gloss paint cont.

Table 6: Proposals concerning the remedial actions required for the various identified stone defects.

38 39 40

Davey, Ali. Maintenance and repair techniques for traditional cast iron.

Edinburgh: Historic Scotland , 2013 38

39

Davey, Ali.

40

Davey, Ali.

Stone Defect Disaggregation

Proposal Where the loss caused by granular disaggregation is more than 20mm, the stones should be replaced with appropriate stones (as identified by the BGS). Where the loss is less than 20mm, the stone should be dressed back, desalinated and reused when repointing occurs.

Delamination Where the loss of stone is more than 20mm, the stones should be replaced with and Exfoliation appropriate stones (as identified by the BGS). Where the loss is less than 20mm, the stone should be dressed back, desalinated and reused when re-pointing occurs.

Efflorescence The areas affected by salt efflorescence should be desalinated along with any nearby joints that allow the movement of water should be treated in a similar manner.

It is hoped that when the building become more watertight and the drainage is improved that the efflorescence will decrease.

Pitting Where the loss of stone is more than 20mm, the stones should be replaced with appropriate stones (as identified by the BGS). Where the loss is less than 20mm, the stone should be dressed back, desalinated and reused when re-pointing occurs.

Inappropriate stones should be identified and replaced Use of inappropriate Stone Inappropriate The primary work required here is around the latter addition windows and areas where pointing cement has been used for repair work. New, appropriate stones should be sourced.

Algal Growth

The algal growth does not require direct treatment but will be addressed through improved drainage, removal of overhanging vegetation and repointing.

Table 6 cont.

6.4 OPENINGS (TIMBER DECAY AND RUSTING OF METALWORK) Timescale Short Term

Proposal Timber lintels on lower ground level should be replaced immediately.

It may well be worth considering temporary repairs if there is likely to be a significant time gap before the commencement of full scale works. Cheap and simple first-aid repairs can delay deterioration to historic fabric and reduce the extent of work in the long run. These repairs could involve complete like-for-like timber replacement or include the use of a metal bracket or strap.

The boardings of the main door (D1) should be removed to allow wind to pass through the door- removing the pressure of wind on the door hinges

Long Term:

Repair and maintain windows that are in good condition. â&#x20AC;˘ It is proposed that the majority of this work should take place when the stone repointing is occurring. â&#x20AC;˘ Replace windows W1, W3, W4, W6, W9 and W10 with reconstructed, timber frame windows that are in keeping with the external buiding envelope. â&#x20AC;˘ Have existing doors refitted (maintain existing locks, design and fittings). Where past details or methods have proven inadequate and are the cause of decay, these should be remedied rather than repeated.

Where windows are in good condition (W2, W5, W7 and W8) they should be repaired by replacing or piercing in new timbers in areas that have deteriorated. Whole window replacement should not be necessary but rather just where the lower rail has deteriorated where paintwork has deteriorated and water has penetrated.

Table 7: Proposals concerning the remedial action for defective openings

47.

6.5 TIMBER FRAME The ICOMOS International Wood Committeeâ&#x20AC;&#x2122;s Principles for the Preservation of Historic Timber Structures41 advocates the use in repair of the same or similar type of timber, construction and joining techniques in each particular case.

The problems being caused by water ingress can only begin to be rectified once water has stopped entering the building. As mentioned, the building must be given the opportunity to ventilate moisture should not be trapped in the building.

Proposal and Recomendations for best practice A comprehensive structural survey should be conducted to establish the connection between the timber frame and the structural masonry.

As the significant timbers are on the lower ground (below ground level), the conditions are ideal for mold growth. Where possible, natural light should be introduced into these spaces.

Much of the timber will require replacement. Where possible, elements of the existing frame should remain in position or be re-used/ spliced into new sections (various possibilities in figure 42).

Joints that are to be repaired and timber that is to be replaced should be marked up on site so that the extent of repair/replacement proposed is clear to all.

Repairs should be executed using traditional carpentry with as much material retained in situ as possible. This may entail supporting the structure at tie level with the posts left hanging to facilitate repairs to post bases and plates offered up from the underside. Such methods are preferable to dismantling large parts of the structure.

Table 8: Remedial action suggested for the care of the internal timber frame.

Figure 42:

41

Typical solutions where a beam end has decayed. Appropriateness should be assessed on a case by case basis.42

Principles for the Preservation of Historic Timber Structures. Mexico: ICOMOS, 1999.

42 Russell, Robin . â&#x20AC;&#x153;Structural Timber Repairsâ&#x20AC;? buildingconcervation.com. http://www.buildingconservation.com/articles/structural-timber-repairs/structuraltimber-repairs.htm (accessed April 9, 2014)

6.6 SERVICES Considerations for Adaption: • • • • • •

Strengthening may be necessary to allow for new loading requirements.

Ventilation Fireproofing Natural Light Access (vehicular and pedestrian) Services (heating, plumbing, electricity)

Although this building remains in a relatively stable condition for its age, having a clear maintenance routine will be essential in the future conservation of Bragg’s Barn. Good maintenance practice will eliminate or diminish the need for conservation in the future.

Once the above recommendations have been put in place to conserve Bragg’s Barn, good maintenance practice will eliminate or diminish need for extensive restoration in the future.

REQUIREMENTS FOR SPECIALIZED SERVICES • Structural engineer43 • Hydraulic engineer to restructure surrounding drainage systems • Skilled contractors will need to be employed to carry out any work. Including but not subject to: - Stone Masons - Joiners Accredited Heritage Buildings Contractors Register (NHTG) <http://www.nhtg.org.uk/> - Roofers The National Heritage Roofing Contractors’ Register <http://www.nfrc.co.uk/> - Archaeologists

The Institution of Structural Engineers (IStrucE) and the Institution of Civil Engineers (ICE) maintain a list of engineers accredited in building conservation (Conservation Accreditation Register for Engineers – CARE, www.careregister.org.uk). Structural engineers deal primarily with the examination, condition assessment and specification of repairs to defects in building structures including matters of ground movement.

43

49.

MANAGING FUTURE CHANGE For Bragg’s Barn to maintain its original purpose of utility, conversion appears the most worthy option.

The following section considers a hypothetical narrative for the re-using of Bragg’s Barn- assessing the potential implications from a significance-based perspective. It is advised that Heritage Impact Assessments (HIAs) are also undertaken in order to more fully understand the material implications of re-use in respect to the heritage values and significance of the building.

Options for re-use are reviewed in approximate order of acceptability: Continued Agricultural Use: There is widespread agreement that wherever possible old farm buildings should be retained for agricultural use.44 There are of course genuine difficulties with this approach: many of the buildings have been rendered redundant in the first place because they were either surplus to the requirements of the farm, or simply unable to adapt to modern agricultural demands45.

Given the right backing, Bragg’s Barn could be adapted and returned to agricultural use as ‘low-level’ ancillary accommodation. Similarly they could form the basis of a new smallholding or hobby farm, or perhaps a farm shop.

Failing this, it has been argued that a compatible new use should be sought, which limits disruption to the character and fabric of the building.

Light industrial or commercial use: Conversion into light industrial or commercial use, such as a workshop, craft studies, open plan offices, or restaurants, could be achieved with minimal interference.46 Residential Use: There is little doubt that conversion into residential use remains the most popular option. However, it is also the most disruptive, in terms both of the building and the immediate landscape.

With careful design and proper control, the conversion to residential use can be a very successful means to securing the continued existence of steading buildings.

Davey Andy and Lesley Kerr. The conversion of redundant farm steadings to other uses. Edinburgh: Scottish Executive, Central Research Unit, 2001 44

45 46

Davey Andy and Lesley Kerr.

Davey Andy and Lesley Kerr.

SUGGESTED DESIGN PARAMETERS FOR ANY INTERVENTION: A) Retain, and respond to, the character-defining elements of Bragg’s Barn- these range from the original animal feeding stalls through to the more recent use of timber scaffolding from the construction of the near by Calder-Hall power station.

Particular consideration should be given to: i) Simplicity of design ii) Streamlined detailing iii) Creative lighting schemes- to allow historic elements to be seen iv) Exploring options for altering the floor levels, to make the space more amenable. v) Repairing the existing fabric with authentic materials on a like-for-like basis Effort should also be focused on enhancing elements identified as being of relatively low or detrimental spatial significance. If new use demands substantial intervention, then seek to encapsulate, rather than remove, character-defining elements of heritage value with high-quality design in mind.

Attempts should be made to sustain the identity of the building as a historic, practical farm building, irrespective of the nature of its new use.

B) Respect, and respond to, the positive aspects of the setting of Bragg’s Barn – a key consideration that sustains the spirit in which the building was originally conceived. Particular effort should be paid to enhancing aspects of the setting that are neutral or detrimental, together with careful consideration of the impact (positive or negative) that new external interventions may have on setting and key views.

C) Improve the accessibility and safety to and within the barn that does not compromise its significance – The renewed use of Bragg’s Barn, in whatever form, will require the upgrading of accessible, safe facilities for vehicles and people. This will likely include stairs, driveways, possible ramps and accessibility lifts.

CONCLUSION

The overarching conservation priority for Bragg’s Barn is to secure a use for the building that is both economically and environmentally sustainable. If pursued thoughtfully and with wide, informed consultation, this will ensure that the significance of Bragg’s Barn is not only safeguarded but also revealed, celebrated and enhanced for future generations.

Figure 43:

South Elevation (D1)

Firstly, the typology of bank barns and the historical context of the surrounding area was researched in depth to provide a good basis on which to formulate further investigation. This research helped to identify the significant features within the building and provided evidence for a statement of significance.

Secondly, care was then taken to identify and assess the defects within Bragg’s Barn and the potential impact they have on the integrity of the building. Suitable remedial actions specific to the region were then proposed. In order to promote efficiency and cost-effectiveness, these proposals were classified, ordered and addressed in a logical, methodical manner.47 Finally, the necessity for skilled contractors was emphasized and potential options for the repurposing of the building were considered

Through identifying the buildings original character, purpose and requirements, it is hoped that this report will go on to serve as a reference point for the sensitive adaption of Bragg’s Barn.

47 There may however be hidden problems that cannot be fully assessed from these surveys alone. A contingency sum will be essential as much of the work will involve using a schedule of rates contract with provisional quantities.

51.

7 Appendices 6

A BIBLIOGRAPHY __________________________________________________

10

B LIST OF FIGURES __________________________________________________

19

C LIST OF TABLES __________________________________________________

23

D CONDITION SURVEY [EXTERIOR] __________________________________________________

25

E CONDITION SURVEY [INTERIOR] __________________________________________________

36

F CONSERVATION AREA DESIGNATION __________________________________________________

48

G MATERIAL ANALYSIS

53.

A. Bibliography George Culley and A. Pringle. General view of the agriculture of Northumberland, Cumberland and Westmorland, [3d ed.] Newcastle upon Tyne: Graham, 1972 Beckermet - A tale of two Parishes. Cumbria : Beckermet Local History Group, 2009 Charles Bouch, Murray Lowther, and G. P. Jones. A short economic and social history of the Lake Counties, 1500-1830. New York: A.M. Kelley, 1961 Brunskill, R. W.. Traditional buildings of Britain: an introduction to vernacular architecture. London: Gollancz in association with P. Crawley, 1981 Brunskill, R. W. Traditional buildings of Cumbria, the county of the lakes. London. Cassell in association with Peter Crawley, 2002 Brunskill, R. W. “Materials and Construction” In Vernacular Architecture of the Lake Countries: a field handbook.

London. Faber and Faber, 1974 Caird, James. English agriculture in 1850-51. 2d ed. New York: A.M. Kelley, 1967 Cameron, Sonja. Biological growths on sandstone buildings: control and treatment. Edinburgh. Historic Scotland, 1997 Curtis, Roger. Damp: causes and solutions. Edinburgh. Technical Conservation, Research and Education Group, Historic Scotland, 2007 Curtis, Roger. Ventilation in traditional houses. Edinburgh. Historic Scotland, 2008 Darley, Gillian, and Pamla Toler. The National Trust book of the farm. London. National Trust, 1981 Davey, Ali. Maintenance and repair techniques for traditional cast iron. Edinburgh. Historic Scotland, 2013 Davey, Andy, and Lesley Kerr. The conversion of redundant farm steadings to other uses. Edinburgh. Scottish Executive, Central Research Unit, 2001 Drury, P. J., and McPherson, Anne. Conservation principles: policies and guidance for the sustainable management of the historic environment. London: English Heritage, 2008 Gaskell, Peter, Lake, Jeremy and Trow, Stephen. “Making the most of historic farmsteads.”

IHBC. <http://www.ihbc.org.uk/context_archive/70/farmsteads/farmsteads.html> (accessed April 16, 2014) Glendinning, Miles, and Martins, Susanna. Buildings of the land: Scotland’s farms 1750-2000. Edinburgh.

Royal Commission on the Ancient and Historical Monuments of Scotland, 2008 “Historic Farm Buildings Group.” Historic Farm Buildings Group Publications. <http://www.hfbg.org.uk/publications.htm> (accessed February 16, 2014) Hutton, Tim. “Woodworm: Anobium Punctatum.” The Building Conservation Directory. <http://www.buildingconservation.com/articles/woodworm/woodworm.htm> (accessed April 17, 2014) Inform: information for traditional building owners. Edinburgh. Technical Conservation, Research and Education Group, Historic Scotland, 2007

Jefferson, David, and Seamus Hanna. Identifying and sourcing stone for historic building repair: an approach to determining and obtaining compatible replacement stone. Swindon. English Heritage, 2006 Lauder, Dee and Pinniger, David. English heritage guidelines for insect pest management. London.English Heritage, 2011 Living buildings in a living landscape: finding a future for traditional farm buildings. Cheltenham. University of Gloucester in association with English Heritage and the Countryside Agency, 2006 Maintaining your home: a short guide for homeowners. Edinburgh. Technical Conservation, Research and Education Group, Historic Scotland, 2007 Marshall, Duncan, and Worthing, Derek. “Building Movement- Foundations.” In Understanding housing defects. London. Estates Gazette, 2009 Maxwell, Ingval. Repairing Scottish slate roofs. Edinburgh. Historic Scotland, 2006 Orbasli, Aylin. “Conservation of Materials” In Architectural conservation: principles and practice. Malden. MA: Blackwell Science, 2008 Pickles, David. The Maintenance and Repair of Traditional Farm Buildings. London. English Heritage, 2011 U.S. Department of the Interior. “Preservation Brief 29: The Repair, Replacement and Maintenance of Historic Slate Roofs.” National Parks Service. <http://www.nps.gov/tps/how-to-preserve/briefs/29-slate-roofs.htm> (accessed April 21, 2014) Principles for the Preservation of Historic Timber Structures. Mexico. ICOMOS, 1999 Russell, Robin. “Structural Timber Repairs.” buildingconcervation.com. <http://www.buildingconservation.com/articles/structural-timber-repairs/structural-timber-repairs.htm> (accessed April 9, 2014) The conversion of traditional farm buildings: a guide to good practice. England. English Heritage, 2006 Whittaker, Tim. “The Bank Barns of Cumbria- An Overview.” HFBG Journal 15 (2001). <http://www.hfbg.org.uk/downloads/the_bank_barns_of_cumbria_an_overview_tim_whittaker.pdf> (accessed February 16, 2014)

55.

B. List of Figures

All figures, images and diagrams by author, unless otherwise stated.

4 4 4 6 10 11 11 12 12 13 13 16 16 16 17 17 18 19 20 22 22 22 24 26 28 29 30 31 31 32 33 35 35 36 37 37 38 38 38 41 43 49 52

Figure 1: First Floor interior, February 2014 Figure 2: Lower Ground interior, February 2014 Figure 3: Upper Ground interior, February 2014 Figure 4: Door Two (D2) North Elevation Figure 7: 1887 Estate Plan Figure 5: Location Plan: 2014 Ordnance Survey, Edina Maps Figure 6: Map of Cumbria. Whittaker, Tim, “The Bank Barns of Cumbria- An Overview.” 2001 (study area marked in black circle) Figure 8: Average annual temperatures in the North West England Region (1971-2000) Met Office, 2014.

Figure 9: Average annual rainfall in the North West England Region (1971-2000) Met Office, 2014 Figure 10: Distribution of bank barns in Cumbria, recorded in 2001 survey. Whittaker, Tim Figure 11: Diagrammatic representation of various types of ‘true’ Bank Barns. Bank barns generally conform to two basic types: those built into a hill slope and those built on level land with an artificial ramp Figure 12: Abstract of Title. Cumbria Archive Service,Whitehaven Figure 13: (Above) Bragg’s Barn, situated in Beckermet 1860’s. Edina Digimap Figure 14: (Above, right) 1887 Estate Plan (property of Tuohy’s) Figure 15: Documentation of the installation of W1, W3, W4, W6, W9 and W10. 1956 Figure 16: Current situation of Bragg’s Barn in Beckermet Figure 17: Diagram showing the phases of development of Bragg’s Barn from construction through to the most recent interventions Figure 18: Diagram showing the external interventions made to Bragg’s Barn from its construction Figure 19: Lower Ground Level. Room 4 (R4) Figure 20: Feeding stalls on the lower ground level remain in their original condition Figure 21:View towards Bragg’s Barn from the South West (Braystones Road) Figure 22: View from the North East (Morass Road) Figure 23: Character of internal stonework Figure 24: Lower Ground Level, room 5 (R5). Showing saturated south wall and timber lintel in poor condition Figure 25: Direction and flow of rainwater runoff Figure 26: The possible interaction between the saturated back wall and foundations and the structural movement of the building.

Figure 27: Common appearance of ‘Very Severe’ cracking along the southern facade Figure 28: Mapping of ‘Very Severe’ [>25mm] Structural Cracks Figure 29: Cracking caused by the expansion of ferrous fittings Figure 30: Wind-blown slates showing signs of physical deterioration Figure 31: Identified Stone Defects Figure 32: Identified Problems with stonework: South (SW) Facade Figure 33: Identified Problems with stonework: North (NE) Facade Figure 34: Identified Problems with stonework: East (SE) Facade Figure 35: Identified Problems with stonework: West (NW) Facade Figure 36: The current dilapidated condition of D1 Figure 37: Currently these windows do not protect the building from wind or rain and if left unattended will further degrade the building Figure 38: Timber decay caused by previous woodworm attack Figure 39: Anobium punctatum adult, typically 4-6mm long (Image: BRE, from Recognising Wood Rot and Insect Damage in Buildings, BR453 Figure 40: Lower Ground Level, room 6 (R6) Figure 41: Crack monitors should be used to determine whether existing cracks in Bragg’s Barn are stable or still experiencing movement. Wikimedia Commons Figure 42: Typical solutions where a beam end has decayed. Appropriateness should be assessed on a case by case basis Figure 43: South Elevation (D1)

C. List of Tables 27 30 42 43 44 47 48 49

Table 1: Table 2: Table 3: Table 4: Table 5: Table 6: Table 7: Table 8:

Summary and grading of categorized defects from Condition Survey Grading of severity of structural cracks Proposals concerning the penetration of water Proposals concerning Structural Movement and Cracking Proposals concerning the remedial actions required for the slate roof Proposals concerning the remedial actions required for the various identified stone defects Proposals concerning the remedial action for defective openings Remedial action suggested for the care of the internal timber frame

57.

D. Exterior Condition Survey

Page 1

BUILDING CONDITION SURVEY _ EXTERIOR Site Visit One 28th February, 2014 Building Element

Defect Present YES / NO

a e t t an el

ROOF

Slate

Image/ Drawing reference

Nature of Defect

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

t Slate l e late la n n ng o late an a e at t e oot g e g e Figure 2: Fallen Slates

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Figure 3

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Figure 4

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URGENT S

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DESIRABLE o t all o an o l o t e late e o e an e o t e oo t t e a o an e o an g e e ate lean ng NECESSARY e o e ang ng egetat on

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Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

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1 Brunskill p 114 2 Common Defects and Remedial Action. In aintaining your home: a short guide for homeowners. Edin urgh: Technical Conservation, Research and Education Group, istoric Scotland, 2 Inform: Structural Cracks . Edin urgh: Research and Education Group, istoric Scotland, 2 .

. 1.

Page 2

Building Element

a e

Defect Present YES / NO

Image/ Drawing reference

Figure

Nature of Defect

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

Stone agg egat on

e agg egat on o an tone a a te e t e ea o n o t e nte g an la la o ot e ne al t at n toget e t e g a n o l a t e a o a a te t o onent o an an tone ee agg egat on o ng t e a e o t e tone a e o e a le an t e tone g a all e o ng o ne t o g a n ate g o n ate an fine a o ne ea a l ate lo e an n t ate an a e gn fi ant a age e to t e n e ent o o t o an tone t e ol le alt enet ate t e tone t elat e ea e n e a o at on t e alt a e e o te at o nea t e a e eet e g l e t t e o e o tall at on ea o nt e al on t at e t et een t e a t le o a t an la e e en e alone o t e e ol le alt oe not a e t e tone to e a at e t t e e a o at on le t at lea to ete o at on

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Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

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URGENT Re la e o en o o e g tte an o n e t at ng o o e a o ate ate al e e t e na e ate a a t o an o tlet t e o le t e o tlet o l e e e gne e lt to o e t e e o al o ate o t e l ng

2 odes of decay 3 Inform: Structural Cracks . Edin urgh: Research and Education Group, istoric Scotland, 2

.

Page 3

Figure 1: D1. ( Broken, slipped and missing slates (Skylight 4: S4)

Figure 2: D1. ( Fallen Slates

Figure 3: D2 ( Moss growth. Considerably worse in shaded areas.

( Lichens (white, gray, orange, yellow and green Figure 4: D3

( Figure 5: Condition of the capped sandstone ridge

( Stone Disaggregation of the underside of eaves and Figure 6: D4. plant growth

te o Roo S te t ne 28th February, 2014 ( Figure 7: D6.

Skews with open joints, accelerated by plant growth

Page 4

Building Element

O

F

Defect Present YES / NO

a e a e

S

lg t

S

S

lg t

S

Image/ Drawing reference

t t e Re San o ng an a la

Nature of Defect

tone on

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o

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

l t o le g ng a a a e o g oo an n o e ng lt n

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e

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DESIRABLE

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DESIRABLE

S1

W1

Figure 8: South Elevation

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

S2

D1

Figure 9: Key for building elements (South Facade)

W2

ng

Page 5

Building Element

a on

Defect Present YES / NO

all

Image/ Drawing reference

Figure 1 Figure 11 Figure 12 Figure 14

Nature of Defect

Stone e a Stone ta n ng

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

( o at on o tone e a n ate on e o tone e a ent fie onto e ol at on tt ng e an al a age

NECESSARY

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Diagram 1

Diagram 1: indicating areas of stone decay and defective pointing

Figure 12 Diagram 1

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Figure 13 lgal an egetat on o t

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NECESSARY

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NECESSARY

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Page 6

Building Element

Defect Present YES / NO

Image/ Drawing reference

oo

Nature of Defect

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

oo e fitt ng to o en ng ng a t o ta at all

e e e t o t e oo a e ont t ng to t e enet at on o ate t on o e o e a a e een o e l fitte e oo no a ng t t al a ng to t e o n ng tone

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NECESSARY S R R e oa ng o t e oo o l e e o e to allo n to a t o g t e oo e o ng t e e eo n on t e oo nge NECESSARY

Page 7

Figure 10: D11. Open joints and missing pointing

Figure 11: D9. Stone Decay. Pitting

Figure 13: D12 Vegetation growth

Figure 14: D9. Stone Decay

Figure 12: D9 Inappropriate use of cement pointing

Figure 15: Door 1 with Defects D13-D18

te o

So t le at on S te t ne 28th February, 2014

Figure 16: D 25 Cracking of concrete slab

Figure 17: D19. Rusted iron work

Page 8

Building Element

n o

Defect Present YES / NO

Image/ Drawing reference

Figure 2

Nature of Defect

e e t e ll e ng o ta a ng a age to o n ng tone o a

o n

o

Diagram 2

ng an e gla

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Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

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ng

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gn fi ant

enet at ng nto t e lo e le el o t e l ng at t a ao o le t at o l e n e t gate t e

Diagram 2: The movement and concentration of rainwater

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Page 9

Building Element

Defect Present YES / NO

a a te eta l ote o nte e t

Image/ Drawing reference

Nature of Defect

Figure nt

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

e ang ng e egetat on

e ne g o ng t ee a gn fi ant o e ang ng an e o e a t eat to t e l ng e o t an eo t n ate t at t e oot te o l o e a t eat to t e o n at on e e e t o o e ang ng an e a et e l ng an en o age t e g o t o o an l en all e ent fig e

t at t ee l ng

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE NECESSARY

n

(

Figure 19: Timber Decay in W1

On site analysis

Figure 20: Current condition of Window 2 (W2)

Figure 18: Current condition of Window 1 (W1)

Page 10

Building Element

OR

F

Defect Present YES / NO

Image/ Drawing reference

Nature of Defect

a e t t e Re San tone o le all t a e o ng an a la on e at o ne a a e e e e l ttle e t nl g t

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

l t o le g ng a a a e o g oo an n o e ng lt n

tone o e

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

e o tone

on ng San tone an late tone a t e o l e an e ent o nt ng

S3

S4

Figure 21: North Elevation

W5 W3

W6

W4 D2

W7

Figure 22: Key for building elements (North Facade)

D3

D4

W8

ng

Page 11

Building Element

S

S

lg t

Defect Present YES / NO

Image/ Drawing reference

Nature of Defect

S

lg t

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

l o lea e et

e t ng nte nal l g t enet at on eg nn ng to a e t o n ng late

DESIRABLE

e

l o lea e et

e t ng nte nal l g t enet at on eg nn ng to a e t o n ng late

DESIRABLE

e

ela nat on e ol at on onto e ol at on o e en e tt ng la ng l te ng e an al a age

NECESSARY

S

a on

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

Stone e a

Figure 1 Figure 11 Figure 12 Figure 14

Stone ta n ng

Figure 12 ee t e o nt ng lgal an egetat on o t oo

Figure 24 Figure 2

oo e fitt ng to o en ng

NECESSARY

la ng an ng a nt e

e a

oo not ang ng o e l en ng

R

Figure

te

on

o

oo

Figure 2 Figure 2

la ng an ng a nt e

R

te o n t ong o n

on ng n ng

o tone o an t tone

entl a ng gn fi ant a ng to t e e oo g l e o e to t e o e o la ng t e e e on t e nge an

oo na ngl goo e a n n o ng o e an a t e l ng

on t on e o g nal lo a g eat eal o a t ent t to

NECESSARY

DESIRABLE

e a

Page 12

Building Element

n o

n o

Defect Present YES / NO

Image/ Drawing reference

Nature of Defect

ee t e o n ng tone o an ll e ng o ta e e a

ee t e o n ng tone o an ll e ng o ta e e a

n o

n o

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

e a

at

e a

at

e all t e ett ng o t e n nee o a ntenan e an

ee t e o n ng tone o an ll e ng o ta e e a

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

an

a e all n a

la

tate

ee

NECESSARY

an

a e all n a

la

tate

ee

NECESSARY

n o

n goo

an all n a

la

on t on

tate

o e e t

ee e a

at

DESIRABLE

NECESSARY

n o

e all t e ett ng o t e n nee o a ntenan e

n o

n goo

on t on

o e e t

DESIRABLE

n o

e all t e ett ng o t e n nee o a ntenan e

n o

n goo

on t on

o e e t

DESIRABLE

a a te eta l ote o nte e t

a e late Stone a ng

Page 13

Figure 23: D29 Efflorescence

Figure 25: Damage caused by iron work (D37)

Figure 26: Current condition of Door 4 (D4)

te o

o t le at on S te t ne 28th February, 2014

Figure 27: Original building keys

Figure 24: Current condition of Door 2 (D2)

Page 14

Building Element

F

Defect Present YES / NO

a e a e

Ra n ate

oo

Image/ Drawing reference

t t e Re San o ng an a la

Nature of Defect

tone on

o le all t e at o ne

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

l t o le g ng a a a e o g oo an n o e ng lt n

g e

Figure 1 Figure 11 Figure 12 Figure 14

e o tone

on ng San tone an late tone a t e o l e an e ent o nt ng

Ra n ate goo a en een e entl e la e an e a n n goo on t on o t e a a t o t e oo o e e t le el o a n ate e o al o l e n ea e

Ra n ate goo a e een ate

a on

tone o e

lg ng at le el o oo o t an oo St t al a

o e ate ene all e o le a e al o l el to e e ge ( (

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

ng attent on

o ate

ng

DESIRABLE

NECESSARY

Stone e a Figure 12

ee t e o nt ng lgal an egetat on o t

n o

an

Figure 31 e a

a a te eta l ote o nte e t

Figure 2

na e a nage

a e all n a

la

tate

ee

NECESSARY

at

ate e alle o l a e e et e e one lo nto t e l

n ate n t al nte o age e o at e ole n t e to o t e a t an e t ga le een n talle to en o age o l to e t e a n an e n e to t e g o n a e alo ng to o l n o e tl ng

NECESSARY

Figure 29: Ventilation holes with inadequate drainage D50

Figure 28: East Elevation

Figure 30: Structural Cracks D46

W9

te o

a t le at on S te t ne 28th February, 2014

Figure 32: Key for building elements (East Facade)

Figure 31: Condition of Window 9 (W9)

Page 16

Building Element

F

Defect Present YES / NO

Re e e a on

Image/ Drawing reference

e

l ttle

e t

Nature of Defect

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

nl g t Stone e a

all

et an o

ta ne

alt e o e

en e at g o n le el

NECESSARY

en o nt ng o l ng o nt ng e o na o ate ate al on ete o nt ng on ete onta n g on ent at on o ol le alt a t la l l ate an not a e atel olate o tone o t e g at on o t e e ol le alt o t e on ete to t e tone an ea l o n t e e en e o ate ee t e o nt ng lgal an egetat on o t n o

an e a

a a te eta l ote o nte e t

a e all n a

la

tate

ee

NECESSARY

at

e S alle e o at e ole at t e to o t e ga le een n talle to en o age o l to e t e a n an e n

o l a e e e

RRO o n at on an ol

a nage S

o n a an all

te

en e at

S o n ng on e n o t e

S o n n o t on o

et ate

ol a on

ea l at ate a t la l o all o t e lo e g o n le el

lan o t e a nage o an n e t on

te n a e

e la a e a t la l o la ge e le an o l e o le at at a t la l l e en et o n a en e a t la l to t e e t a e n e

at ng t e

a t

ne

t e n e t gat on nto t e o n ng ate ta le nee e

Figure 35: Current condition of window 10 (W10)

Figure 33: West Elevation

Figure 36: Character detail: ventilation hole/ nesting box

W10

te o

e t le at on S te t ne 28th February, 2014

Figure 34: Key for building elements (West Facade)

Figure 37: Mains electricity connection

E. Interior Condition Survey Page 18

BUILDING CONDITION SURVEY _ INTERIOR Site Visit One 28th February, 2014 Building Element

Defect Present YES / NO

FR F OOR R Roo S a e

S

Roo St

et

Image/ Drawing reference

le t e ea t Ra te e e n t e oo

Nature of Defect

an atten e o e an l e en e e e e n talle n t e an a e e la

t e t

S gn fi ant t al o e ent

ate

Roo

all

all

o e ng

ot

a t

all

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

en e o enet at on

l ng an e e t e l e en e

na o atel fille ent lat on ole

all n

e en e o ta le tone

e t

e

a ol ng o

o e n e t gate

So t

all

na o atel fille ent lat on ole

n

t al

te n Sellafiel

a e

S

o

t e

S ngl l ttle ate enet at on en e a nl onta ne to t al a t at o not a ea at ate ate enet at on a e l o e n e t e n al lg t a t la l n e S e e t e e a een l age o late

el e n e t et e oo atten l ng an all ng o t e ell ng e n e e o late a e e o e n an a ea a l e to age an la o a ntenan e at e t an an ot e ea on ole

e e fille

l an

ee

ngl te

oa l

ole

e e fille

elate to eg a e t al o e ent l an

ee

ngl te

o nt ng an

oa l

t a

e on t on o t e e o l fi t e e e

NECESSARY

e ta n tone a e e entl not a n to t e o n ng e an tone an a e a ng a o e a ete o at on o t e o n ng o ta e a e al o all na o ate n t ett ng a l ne a l el a l e at e t an t

all

a nea

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

NECESSARY

o ta

NECESSARY

Page 19

Building Element

all

e t

Defect Present YES / NO

Image/ Drawing reference

Nature of Defect

all o

en an go t

loo

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

S gn fi antl oe gge t t at t et

e anent ng an ee e een t eate

e a

Sta

a e

S

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

e alent on t all t an an ot e all e o e to g e le el o o t e

alt o g n talle a a ea t a age to t e en e o e o an oe not a

at a late ate an on a non t all o n an o not ee to e l ng oo o n e tat on a ea to e o en ng

entl a e to t e a e onl la e e e an e o a et n o ng a o n t oo ee o l e no o l an e t e o o ent e la o l ng eg lat on Sa et n e o en ea a e et een n le e enne o e an go ng et e ate ea oo o e al t a e non e tant

NECESSARY

NECESSARY

Figure 38: Photographic Recording of First Floor R1 (Roof Space)

Page 20

Figure 39: (

Figure 41: (

Figure 44: (

Figure 42: (

Figure 45: (

nte o R S te t ne 28th February, 2014 Figure 40: (

Figure 43: (

Page 21

Building Element

Defect Present YES / NO

oo la te e oo

R RO F OOR O

Image/ Drawing reference

Nature of Defect

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

not an o g nal eat e o t e l ng e oo a n e te to e e a an o fi e t o g o t t e e on ol a tt t e t e l ng a al o onne te to a n ele t t an l ng a n e te a al o n e gone no alte at on n o e to e e o t e at ng o en t entl e o to age onl

e l ng

all

all

all

all

ot

So t

e t

e

all

e e n talle an

S gn o o t e enet at on e ot e e n goo on t on

all

a t

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

a een alte e to e e o t e at een t n t e t e anel ng

ng o

en

o en ng a e

all

Figure

Sat ate la te o

all a een la te e t e ent e e e en e o o t e on t e a e o t e la te n ng nto e t on t e on t on o t e n e l ng tone o

NECESSARY

all

Figure

Sat ate la te o

all a een la te e t e ent e e e en e o o t e on t e a e o t e la te n ng nto e t on t e on t on o t e n e l ng tone o

NECESSARY

all loo

en ng t e t te el e a o e t en n t et

ele t

t ate an

ng

g nal elfing n la e t ate ele t an o fi e

ng

t e a e t ll l e t e

o ea

Page 22

Figure 46: (

Figure 49: (

Figure 47: (

Figure 50: (

nte o R S te t ne 28th February, 2014 Figure 48: (

Page 23

Building Element

Defect Present YES / NO

et

R RO F OOR

Image/ Drawing reference

e oo

o l

e on t oo a e o g nall

Nature of Defect

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

e e n talle n t e een t e t e ng oo

e l ng

an a e e la e t e o a nea n o e e entl t a een e o o ng et

e anent ng an ee e een t eate

alt o g n talle a a ea t a age to t e en e o e o an oe not a

e a

all

ot

all

all

a t

So t

all

e t

all

na o atel fitte o en ng

all

na o atel fitte o en ng

all

all

loo

Sta

Figure

na o atel fitte o en ng

na o atel fitte o en ng Figure

e

a e S

e a

an all fitte o n ng tone o fitte na tone o

atel an

S o e le to age

at a late ate an on a non t all o n an o not ee to e l ng oo o n e tat on a ea to e o en ng o

atel an

n ng t e

n ng t e

NECESSARY

NECESSARY

fitte na o atel an n e n ng t e o n ng tone o egetat on ente ng t e l ng a t n o al o a lt le e e t ee e te o on t on e So t e n a a e

NECESSARY

na o atel an n e egetat on ente ng t e

oo a een e e o no longe n an on t on to o o l an e eg lat on

n e

n e

NECESSARY

o n ng

fitte tone o

o

na

t al te a e en n ee l tte an

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

t

e o

o

l o ot ent

n ng t e l ng a t e

le to age eg t e la

o

o n ng n o et

l ng

NECESSARY

e

ae

NECESSARY

NECESSARY

Page 24

Figure 51: (

nte o R S te t ne 28th February, 2014 Figure 52: (

Figure 53: (

Page 25

Building Element

R

O

Defect Present YES / NO

oo

R

Image/ Drawing reference

onta n

an o g nal

Nature of Defect

to

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

eat e

t e

a e n e t et e

ng oo t

oo

o l

a e een

e to ee an

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE al

RO e l ng

all

all

all

ot

a t

So t

Figure

ate ng e a ng t e e a

all

Stone an l e a n goo e l ntel a o e oo e e la e ent

all

Figure

all

Figure

na o en ng

fitte l all

e t

all

NECESSARY

Figure 2 14 Figure 2 13

a

o

o

le

ent lat on o en ng n t all nten e to e a o e g o n a e no tt ng elo g o n le el an allo ng t e e t n o o to o l nto t e l ng

NECESSARY

na o atel e e ng

e a e een e a e not een o o e

NECESSARY

St t al ng

a e ten ng e l ng a e e e an on n e t en

loo

ate

on t on all a ea ng t e n e t on an

el n e te a e t ng o n ng tone o a nta ne an a e o o e no longe e ng fit

e n

an t e e a

een

n

al

g nal o le oo ng a gn fi ant eat e n t e l ng S o l e eta ne to e e e t e a t ent t o t e l ng ea a e een e o e an fille t on ete o t e n t llat on o a gene ato

e o at e eta l

o

le oo ng g nal t e an al tall Root ella oot t n an ot e oot o o l a e een e o te at oot o

o an t e ll

al o e ea o e

e e eat e o l e eta ne ee o le n o e to e e e t e a t ent t o t e l ng

t e t te el e a o e t en n t et

Page 26

Figure 54: (

Figure 55: (

Figure 58: (

nte o R S te t ne 28th February, 2014 Figure 56: (

Figure 57: (

Figure 59: (

Page 27

Building Element

R

O RO OR all

o

R O

ot

all

all

Defect Present YES / NO

oo an

Nature of Defect

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

a e a a oot ella to to e t n fi lt to e

an ot e oot

o

o an

al o

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

e

all

a t

all

So t

all

l t t at t e t onall a

Image/ Drawing reference

Figure

all

e t

all

Figure

na o ate o en ng a ng o n ng a age

e l ntel a o e oo a o letel otten an t e o n ng tone o no longe o te an a te otent al o t e oe e o t t al l at on e e all to t e oo a o e

Se e e ng e

ate t ea ng nto t e l ng ot ea l o e ng e o o See o n o

ate

na o ate o en ng a ng o n ng a age

loo

e ten e

a n all

e l ntel a o e oo a o letel otten an t e o n ng tone o no longe o te an a te otent al o t e oe e o t t al l at on e e all to t e oo a o e o

Figure 60: (

ea

le

oo ng

Figure 61: (

Figure 62: (

Page 28

Building Element

R

O

Defect Present YES / NO

Image/ Drawing reference

Nature of Defect

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

R

RO e l ng

all

all

ot

a t

ate ng e a ng t e e a

all

all

Stone an l e a n goo e l ntel a o e oo e e la e ent Figure a

all

So t

all

Figure

St t al ng

Se e e ng e

ate

a

on t on all a ea ng t e n e t on an

e ten ng

e

ate t ea ng nto t e l ng ot ea l o e ng e o o See o n o

ea

e ten e

St t al o e ent

all

e t

all

Figure a

loo

e o at e eta l

St t al ng

a

o

e ten ng

le

g nal t

oo ng

e an

o

e

t o g nal

al tall

a nage at

n goo

on t on

a n all

le

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

Page 29

Figure 63: (

Figure 64: (

Figure 65: (

Figure 66: (

Figure 67: (

Page 30

Building Element

R

O

Defect Present YES / NO

R

g nall t e a e

RO e l ng

all

all

all

all

ot

a t

So t

e t

Image/ Drawing reference

Nature of Defect

o l a e een nte nal o t e to age o a age Figure

a e

t a oo

ate ng e a ng t e e a

all

all

Remarks concerning likely causes and the existing defect and the potential effects on the material and overall structure

Stone fi ng

a ng elate to t e e te nal See

St t al ng

a

e ten ng

e

a

St t al ng

a

e ten ng

e

a

Figure

all

all

Figure

loo

at

Figure e o at e eta l

oo onl

n t al a e nto tone o Re nent o o g nal t e an

al tall

eo

on o

o

oo

Initial thoughts on the need for action URGENT / NECESSARY / DESIRABLE

Page 31

Figure 68: (

Figure 69: (

Figure 70: (

Figure 73: ( Figure 74: (

nte o R S te t ne 28th February, 2014 Figure 71: (

Figure 72: (

F. Conservation Area Designation

G. Materials Analysis

The following materials should undergo a full Building Stone Assessment.

G.1 Roofing Slate a.) Slate from Braggâ&#x20AC;&#x2122;s Barn b.) Slate from nearby Burlington Quarry (for sake of comparison) G.2 New Red Sandstone G.3 Original Lime Mortar The assessment should contain a detailed petrographic description of the sample.

The Stone type should also be identified and appropriate recommendations provided for the most suitable replacement stone type along with currently available commercial sources.

â&#x20AC;&#x153;Farm buildings are the leitmotif of the

countryside. It seems appropriate to describe them with a musical term for they are thematic, and the resonance of their forms, colors and textures within the scenery is that of sound, overall and orchestrated. Here and there is the solo instrument, spectacular in its own right, but much more important is the orchestral effect.â&#x20AC;?

- Darley, Gillian (1981) The National Trust Book of the Farm,The National Trust.

This report is an investigation into the holistic treatment of the pathology of Bragg’s Barn, a bank barn situated on the west-coast of Cumberland in the United Kingdom.

Technical and theoretical information is used within the context of conservation philosophy and ethics to include: • A comprehensive Condition Survey • A Statement of Significance • Research and understanding of the materials and construction; • Identification of causes, not symptoms, of the material pathology; and • Suggestions for the most appropriate repair techniques and holistic treatments.

By identifying the building’s significance, original purpose and current requirements, this report will go on to serve as a reference point for the sensitive adaptation and future survival of the building.