Exposing the secrets of a listed building
I have been commissioned to prepare a planning and listed building consent application for proposed works on a Grade 2 listed old farmhouse in Buckinghamshire. The original farmhouse is thought to be medieval with Georgian and twentieth century additions.
The neat Georgian façade hides a spectacular loft, thought to be used as servants quarters in Georgian times, complete with its own staircase connected to a ground floor store room. My clients wish to develop the loft to provide additional bedrooms and bathrooms.
Internal loft view with servant’s staircase void to the left
Internal loft view with servant’s staircase void to the right
Main staircase
Main staircase
Servants staircase looking down
The loft is already served by an enclosed staircase. It is quite windy with some interesting twist and turns.
The clients are looking to reinstate the old servant’s staircase as a secondary staircase serving the new master bedroom.
Fitting a modern, compliant staircase into a void restricted in all dimensions is quite a challenge!
In my blog about maximising head heights, I listed commissioning an accurate measured survey as part of the project toolbox. Today I will explain why this is such an important piece of the puzzle when working with old buildings.
Anybody who has ever tried to lay floor tiles will know that a building is hardly ever 100% straight no matter how recently it was built. Wobbliness is par for the course in old buildings. One might be challenged to find a single straight run of wall, floor or ceiling in very old buildings.
Commissioning a measured survey is the first step in delivering a successful project, particularly in older properties. To illustrate, consider the differences between the following two sets of plans and sections of the same building.
A detailed measured survey of all floors on the left and a survey suitable for estate agent purposes on the right.
The detailed measured survey documents all major structural elements, floor levels and services, enabling the development of a design that will fit within the available space and constraints. The difference is even more pronounces when comparing the two sectional surveys with the detailed measured survey explaining in detail what the local restriction are in the existing servants staircase void. In challenging spaces like this one, an unexpected dropped joist projecting 100mm into a space can make or break the viability of a design.
The detailed measured survey section on the left explains the idiosyncrasies of the staircase void accurately.
Taking on a listed building as a project, demands a lot of hard work and the desire to become the custodian of the heritage asset, preserving it for future generations. It demands respect and understanding of what has come before. A good set of measured survey drawings is an essential start to the journey.
PROJECT TOOLBOX
Start your listed building project with the right tools - commission a detailed measured survey from an experienced surveyor.
If you have a project you would like to discuss, give me a call on 07415 865 720 or email me at henda@hendaknobel.com for a free, no obligation chat.
