KELMARSH HALL AND GARDENS

Transcription

KELMARSH HALL AND GARDENS
KELMARSH TRUST
STAGE D REPORT
NOVEMBER 2014
CONTENTS
SIGN OFF PAGE
3
EXECUTIVE SUMMARY
5
1.0 PROJECT CONTEXT
7
2.0 RESEARCH AND EVIDENCE
10
3.0 ARCHITECTURAL PROPOSALS
15
4.0 ACCESS PROPOSALS
18
5.0 STRUCTURAL ENGINEER’S PROPOSALS
22
6.0 MECHANICAL & ELECTRICAL ENGINEER’S PROPOSALS
23
7.0 LANDSCAPE DESIGN PROPOSALS
28
8.0 ECOLOGISTS’S PROPOSALS
29
9.0 ARBORICULTURALIST’S PROPOSALS
29
10.0 ENGLISH HERITAGE & DAVENTRY COUNCIL
29
11.0CDM
31
12.0 COST PLAN
34
13.0PROGRAMME
35
14.0 NEXT STEPS
36
APPENDICES37
JAMES MACKINTOSH
Purcell, Suite N, The Kidlington Centre, High Street, Kidlington, Oxford, OX5 2DL
[email protected]
www.purcelluk.com
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© Purcell 2014
2
Kelmarsh Hall and Gardens, Stage D Report, October 2014
SIGN OFF PAGE
Lesley Denton
General Manager
The Kelmarsh Trust
Fiona Elliott
Project Development Lead Consultant
DBA Consulting
Des Brack
Capital Works Manager
The Kelmarsh Trust
Tony Jones
Mechanical Engineer
Martin Thomas Associates
Carla Cooper
Project Liaison Officer
The Kelmarsh Trust
Dave Nellis
Electrical Engineer
Martin Thomas Associates
Michael Morrison
Partner in Charge
Purcell
David Smith
Structural Engineer
David Smith Associates
James Mackintosh
Senior Architect
Purcell
Philip Thompson
Quantity Surveyor
Thompson’s Quantity Surveyors
Lucy Furniss
Architectural Assistant
Purcell
Jane Toplis
Access Consultant
Jane Topliss Associates
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Notes:
Drawings are based on survey data and may not accurately represent what
is physically present.
Do not scale from this drawing. All dimensions are to be verified on site
before proceeding with the work.
All dimensions are in millimeters unless noted otherwise.
Purcell shall be notified in writing of any discrepancies.
Key Plan
not to scale
*
Hall
*
*
Laundry
P
Kelmarsh
Hall
Parking
Overflow Parking
OP
B
T
Stables
Workshop
LEGEND
Barrier
Vehicular Route
Stableyard
Pedestrian Route
*
Stables
House Ticketed Route
B
Garden Ticketed Route
ROAD
Orangery
Wheelchair Accessible
Route
UGH
Towards house
and wheelchair
accessible
entrance
Towards
Gardens
Control Point
HARB
ORO
OP
Cafe
0
A
5 m 10 m 15 m 20 m 25 m
26/02/2014
DW
First Issue 07 Feb 2014
ISSUE
WC's
T
Plant
Shops
Tea Room
tableyard
01
001
Location Plan
1:500 @ A1
DATE
50 m
JPM
DW
JPM
DRAWN
CHECKED
CLIENT
Kelmarsh Hall
PROJECT
Kelmarsh Hall and Gardens
DRAWING TITLE
Location Plan
SIZE & SCALE
A1L
DRAWING STATUS
ISSUED FOR INFORMATION
JOB NUMBER
234914
DRAWING NO.
001
REVISION
A
DESCRIPTION
P
1:500
© PURCELL 2012. PURCELL ® IS THE TRADING NAME OF PURCELL MILLER TRITTON LLP
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EXECUTIVE SUMMARY
Kelmarsh Hall and grounds are open to members of the public for tours, however, its primary income is
generated by wedding events. Other events such as festivals and historical re-enactments are held in the
grounds. The Hall is open to the public on Thursdays plus bank holiday Sundays and Mondays in the summer
months. Visitors are guided around the Hall in small groups and tours last approximately one hour.
As part of this HLF project the Kelmarsh Trust propose to extend access to the Hall, Laundry and services areas
to include Sundays and also to private groups and schools on a Tuesday and Wednesday. The Trust will move
away from guided tours, and will adopt a more flexible approach with room stewards instead. The project
will enhance the current visitor experience by offering a glimpse into ‘life below stairs’, providing access to the
services area below the Hall and the Laundry. The existing coach and cart sheds are to be converted to an
education space for schools and local community groups.
The Hall
Access to the Hall will be improved by the replacement of the existing stair-lift in the North Quadrant with
a new platform lift. The new lift will provide access onto the principal floor and basement. The proposal to
construct a platform lift will cause some harm to the significance of Kelmarsh Hall through the loss of the
remnants of the original stone stairs, however English Heritage believe the public benefits in securing level
disabled access to the whole of the principal ground floor and to the basement, in the context of a building
that is seeking to increase access for all groups, far outweighs the loss of the fabric.
The Hall Basement
2014 to carry out a study on the Hall Basement and Laundry. A key document in her research was a 1905
inventory of Kelmarsh Hall, which provides an illuminating description of the service area at the time, which
seems to suggest a fall into disuse. In 1905, the Butler’s Pantry was still fully stocked with furniture and fittings
such as tea and coffee sets, glasses and butler’s trays. However, the ancillary rooms to the Butler’s Pantry such
as the lamp room, boot room and wine cellar were mostly unused at this point.
Given the number of irreversible changes to the basement, such as the water source heat pump installation,
the most logical approach for the conservation works is to accept the picture of a service basement gradually
falling into disuse, some interiors used and some not. It is a picture which can be used to illustrate the slowly
changing nature of domestic service in the early 20th century, particularly the spread of higher expectations of
workplace and living accommodation.
The Butler’s Pantry and the First Footman’s Bedroom are the key areas for interpretation in the basement, and
should therefore be made accessible. Access into the Butler’s Pantry will be gained by a permanent and unfixed
ramp into the space at 1:12. Access to the First Footman’s Bedroom will be made possible by a temporary,
foldable ramp, stored close by.
With the exception of the First Footman’s Bedroom, the Hall Basement is in a generally acceptable condition.
A light touch approach conservation to the fabric has been agreed, carrying out minor repairs to masonry
and joinery, and decoration where essential. Particular emphasis has been provided on the restoration of the
Butler’s Pantry where the aim is to clean the surrounding decoration whilst retaining signs of wear and tear.
Evidence from the Jessop Consultant’s report, April 2014, confirms that the Hall basement dates from the
construction of the house from 1728-37.
Stable Yard
From 1810-1820, a number of the basement spaces were subdivided. These alterations are concurrent with
the changes in rest of the house and seem to indicate an increase in the use of the basement for staff
bedroom accommodation. During 1814-1870 a new Ballroom was created at principal floor level providing
the opportunity for a new servants hall to the north. The Wine Cellar and Bakehouse is thought to have been
introduced during this period.
The final phase of development from 1902-1930 reflects the national shift in providing suitable accommodation
for staff. There is clear evidence within the archaeology of the basement that doorways and fire places were
blocked up.
Adviser to the National Trust and expert in domestic service, Pamela Sambrook, was commissioned in April
In April 2014, The JESSOP Consultancy carried out an archaeological examination of the buildings that form
the Stable Yard.
Whilst the late 18th century engraving illustrates that there was a services yard to the south of the Hall, the
first significant development of the stable yard was the west range for William Hanbury III from 1810-1820,
on the current site of the Coach/ Cart sheds. A series of stables with hayloft, and Coachman’s House were
constructed along the east of the yard from 1840-1850.
From 1864-1870 the Laundry was constructed to the north of the West Range, and the Coachman’s House
was extended. During the last stage of development of the stable yard (between 1900-1930), the South Range
and rear garage extension was constructed.
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The Laundry
The proposed date for restoration of 1905 was selected given the detail and evidence contained in the 1905
inventory.
Census records show the laundry was not in use in 1901 and the inventory implies that it was still unused in
1905. The electric lighting system, estimated to have been fitted in the 1930s, suggests that the Laundry may
have been used later.
sufficiently level for tables and chairs. A new concrete floor will therefore be laid underneath and the existing
bricks re-laid level.
To the rear of the coach/cart sheds, will be a new drying area with direct access from the education space and
the Laundry. The purpose of the drying area is to provide supplementary space and act as a congregation area
for those coming out of the Laundry. The existing laurel hedge will be moved from its current position and
replanted tight to the box hedge, providing a width of 6-10m. The drying ground will be laid with stone setts.
Since the Stage C report carried out in March 2014, the Ironing Room walls have seriously deteriorated and
have been condemned by the Structural Engineer, David Smith Associates. Despite previous stabilisation works,
the rear and side walls have continued to move prompting concern. A new propping scheme has been devised
and will shortly be implemented, this will involve the removal of the existing ironing tables.
For improved access, a graded path in the stable yard will provide level access into the lobby. A platform lift
will carry wheelchair users and parents with pushchairs and buggies to the lower level where they can access
the ironing room through an external door. A stair will run adjacent to the lift. Within the ironing room, the
floor will be re-graded in order to gain access into the fuel room.
For access to the drying ground, disabled visitors will return on the platform lift and exit onto the stable yard,
where the firm, stone sett path will travel around the Laundry.
In December 2013 an ecological survey was undertaken. No bats or breeding birds were discovered. However,
the Yew Tree will need to be removed during the winter months prior to the start of the bird breeding season.
The Education Space
The coach/ cart shed has little sense of architectural or historic coherence. Conversion into an education space
will require some necessary alterations to ensure that the space is adequate and fit for purpose. Alterations
will involve new floor, doors and windows, removing the low ceiling and opening the roof.
The primary benefit of converting the coach/cart sheds to education space and related toilets is increasing
the appeal of Kelmarsh to school parties. Whilst having suffered several alterations, the building contains some
features of interest such as the old forge and smithy, and these will be properly recorded before they are
removed. English Heritage confirmed the preference of retaining the existing brick floor, but the floor is not
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1.0 PROJECT CONTEXT
1.1 The Site
1.2 Buildings as Existing
There has been a manor house at Kelmarsh since Medieval times, but the present Hall dates from 1732 and
was designed by architect James Gibbs. His original drawings for Kelmarsh are in the RIBA library collection
and copies are held in the archive at Kelmarsh Hall.
The development of Kelmarsh Hall is well documented in the conservation management plan (CMP), prepared
by Ferguson Mann Architects in 2003. It is not the purpose of this Stage D report to repeat the detail of the
CMP, however, to set the context of the project a broad overview is provided below.
Kelmarsh is situated five miles south of Market Harborough on the border between Leicestershire and
Northamptonshire. The Hall was built for the Hanbury family and remained in their ownership for over a
hundred and thirty years. The original builder was Francis Smith of Warwick who was responsible for the
construction of many of the country houses in the Midlands, including houses at Cottesbrooke, Fawsley and
at Lamport.
1.2.1 The House and Offices in the Early Eighteenth Century (William Hanbury I 1703-68)
In1864, the estate was sold to Richard Christopher Naylor, a wealthy Liverpool banker, cotton trader, and
horse racing enthusiast. The Naylor family owned the house for 40 years. Their sporting interests and need
to accommodate and entertain visitors had a significant impact on the building.
The Lancaster family occupied the house from 1902 until it passed to a charitable trust in 1996. Nancy
Lancaster, was a key figure in the development of the C20th ‘Country House’ style, remodelled the house and
gardens in the 1920’s and again in the 1950’s.
The main house is Listed Grade 1 and is situated in a Grade II Registered Garden and Park which also includes
a Scheduled Ancient Monument. Kelmarsh Hall is a seminal brick built Palladian building by an architect of
national and international standing. It retains its historical integrity as a small country house in the hunting shires
and until recently has remained a family home. The estate remains largely intact and is the only domestic work
by James Gibbs which has remained in private hands.
The design of the Hall interior and decoration has influences of James Wyatt and the C20 interior designers
Nancy Lancaster and John Fowler, both later of Colefax and Fowler who were amongst the leading experts of
the English ‘Country House’ style. Kelmarsh is inextricably linked to horses and hunting and there is a fine 1930’s
map painted by Macdonald Gill for Ronald Tree of the Pytchley Hunt displayed in the ground floor corridor.
The domestic working of Kelmarsh Hall was strongly influenced by these sporting associations, which are an
important part of its heritage, both locally and nationally. The first reliably recorded point-to-point race was
held at Kelmarsh in 1829. The first Kelmarsh Steeplechase, held in 1847, was organised by a committee that
later developed into the National Hunt Committee, now the governing body of all steeplechasing in the country.
Kelmarsh Hall seems to have been conceived and executed over a period of about ten years from the mid
1720’s. The shell of the house was probably completed in 1732 since a letter from William Hanbury dated 21
October in that year states “the roof of my house almost set on”, and this is the date on the rainwater heads.
The internal fitting out was completed over the next few years, and in 1735-7, the eminent builder Francis
Smith of Warwick was paid £376.14.6 by William Hanbury 1, probably for fitting out the new house at Kelmarsh.
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Gibbs published plan of Kelmarsh (see above) shows the kitchen on the ground floor of the North Pavilion,
linked to the house by a single quadrant corridor. Other early plans show two flights of steps at the point where
the corridor meets the main house, one leading up to the parlour, the other leading down to the basement.
However a set of early, possibly original, stone, treads are still accessible from the basement but these are the full
width of the corridor, not split into two flights. It is possible that there was no direct access from the corridor
to the parlour, and that waiting staff had to descend the steps to the basement and go up the service stair by
the breakfast room.
1.2.2
The House and Offices in the Early Nineteenth Century (William Hanbury III, later
Lord Bateman (1780-1845))
corridor) or it may have provided separate access for family or guests accommodated in the north pavilion.
The new corridor probably gave access to a conservatory attached to the north wall of the house and it
is possible that the two were built together. A record of paintings in the principal rooms in 1815 (NRO
BH(K)284) identifies the former north west withdrawing room as the breakfast room, with a large opening in
its north wall leading into the conservatory. In addition, the doors on the east wall of the breakfast room have
been blocked and the doorway into the saloon on the south wall moved.The record of paintings also confirms
the existence of the deep buffet recess in the north wall of the dining room by this date, again indicating an
extension running the length of the north wall and linking with the new quadrant corridor.
1.2.3 The House and Offices in the Late Nineteenth Century (R C Naylor (at Kelmarsh 18651899))
In the early nineteenth century William Hanbury III is believed to have carried out a significant remodelling of
the house, although the date remains uncertain. It was probably at this time that an entrance lobby was added
on the west side of the North Pavilion, linked to a second quadrant corridor running alongside Gibbs’ original
quadrant corridor (see above). The new corridor may have been primarily intended to provide a more direct
route to the principal rooms for waiting staff (although the service bells are mounted in the original section of
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In 1965 the two south gate lodges were built to the original 1778 design of Wyatt. In 1977 Colonel Lancaster
died and his sister Cicely inherited Kelmarsh. She established the Kelmarsh Trust in 1982, which, upon her
death in 1996, took over the whole estate. Since then, the Trust have embarked upon a targeted programme
of restoration, conservation, and conversion spaces within the North and South Pavilions.
R C Naylor had wide sporting interests and the alterations made to Kelmarsh during his tenure reflect his use
of the house for entertaining in this connection. The principal change was the addition of the Ballroom and
kitchen block behind the north quadrant corridor. This does not appear on an undated aquatint in the 1864
sale catalogue, although this does show the 1842 extension at the south end of the house. The Ballroom was
certainly in existence by 1884, since it appears on the 1:2500 Ordnance Survey map of that year, and the 1933
Country Life article dates it to 1870, but there is currently no primary documentary evidence to date it more
closely. The 1873 datestone on the west elevation of this range is misleading, since it was salvaged from the
village school when it was demolished in 1978 and set in the wall by Stephen de Crespigny on Miss Lancaster’s
instruction (personal information from Stephen de Crespigny).
1.2.4 The Lancasters
Following the death of Naylor, Kelmarsh Hall was finally purchased in 1902 by George Grenville Lancaster. He
died in 1907 and the Estate was left in Trust to his nine year old son Claude Grenville Lancaster (later Colonel
Lancaster). Once Claude had come of age, he leased out Kelmarsh in 1928 to friends of his, Nancy and Ronald
Tree. The first five years were rent free as long as they made improvements to the property, and the interiors
were remodelled. The Trees left Kelmarsh in 1933 and moved to another Gibbs house at Ditchley Park,
Oxfordshire. They divorced in 1947, although Nancy returned to Kelmarsh and married Colonel Lancaster
and undertook further alterations to the interior in the 1950s, including the demolition of the 1842 extension
to the South Front.
1.2.5 The Project
‘Tunnelling through the Past’ will open up the hidden spaces of Kelmarsh Hall to new audiences, taking them
from the intact laundry complex, through the dark, atmospheric tunnel to the basement service areas. A subtle
mix of augmented reality, real life objects, audiovisual surprises and hidden stories will add new depth to historic
spaces. A sense of the unexpected will run through the interpretation, encouraging visitors to look more closely
to reveal hidden messages and surprising details.
Original and reinstated features will be highlighted, with a focus on how the house functioned, what it took to
make it run smoothly, and how that changed over time. Evocative sounds and smells will create the feeling that
visitors have stepped into working spaces. Simple and robust inter activity will let visitors (young and old) try
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2.0 RESEARCH AND EVIDENCE
out daily tasks and learn about the connections which ran between the public ‘upstairs’ face of Kelmarsh and
the out of sight world ‘downstairs’. Upstairs, the story will continue, with subtle graphic interpretation providing
key information, and the option to continue using the audiovisual guide to find out more.
A layered, exploratory approach will create reasons for visitors to return again and again, knowing there is
always something new to discover. It will encourage people to explore at their own pace, appreciating the
spaces for their own unique atmosphere, or immersing themselves in detailed stories through audiovisual
points, photographs, objects and written accounts. Provision for families and children will be integrated into
the interpretation, rather than considered as an ‘add on’ element. Children will be able to see, reach, touch and
explore alongside adult visitors.
Extensive research has been carried out by Oliver Jessop and Dr Pamela Sambrook in April 2014. The following
reports have been produced and are available separately: The Jessop Consultancy- The Basements at Kelmarsh
Hall - Historic Building Survey; The Jessop Consultancy - Kelmarsh Stable Yard - Historic Building Survey. It is
not the purpose of the Stage D report to repeat the detail, however a summary is provided below to support
the Stage D proposals.
2.1 Hall Basement
The archaeological analysis prepared by the Jessop Consultancy describes the development of the house in II
phases. These phases are described in more detail in the Jessop report, however extracts relevant to the Hall
are below.
Phase 1 - 1728 - 37
The basement rooms beneath the North Pavilion and the central section of the Main Block form part of the
original phase of construction built from 1728-1737. The North Pavilion has a central corridor that spans the
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width of the building on a west-east axis, from which access is obtained into the four rooms that comprise
the basement. The Main Block has a similar arrangement with a central corridor that spans the length of the
building, although on a north-south axis. It is subdivided into three sections, with the two side sections being
wider than the centre forming circulation spaces. The original layout comprised of eight rooms, four on either
side of the central axis. Access to the basement was via a narrow open-well staircase. A secondary curved
flight in the northeast corner provided access to the North Quadrant Corridor and the North Pavilion, and a
second entrance to the South Yard.
no longer required. The addition of a lockable gate in the wine cellar in B14 has been attributed to this phase.
2.2
Stable Yard
The following phases of development are relevant to the stable yard.
Phase 3
Phase 3 - 1810-30’s
The third phase of development is characterised by the sub-division of a number of rooms within the basement
of the Main Block, effectively creating three additional rooms of differing sizes. It is assumed that this was part
of the re-modelling of the upper floors where new access was provided to improve the circulation of the
servants around the house. A conservatory against the North Front was built during this phase, which would
have resulted in the blocking of the north window B18. It is also suggested that B5 was partitioned at this time,
perhaps to enable a new boiler to be installed at the west end in the newly created room B17. In the south
corridor, B9, a rectangular structure B12 of unknown function which had a narrow recess with a sloping ceiling
and an opening at the south end, is also attributed to this phase.
Phase 4 - 1840-50’s
The only minor alterations that may be associated with this phase are changes to the entrance to the south of
B9 when the two-storey extension was built against the South Front.
Phase 5 - 1864-1870s
The third phase of development within the Stable Yard, appears to have been the construction of a long linear
range along the west side that is orientated at a right-angle to the Main Block. This range appears on the 1837
Tithe map and may have been built as a cart/carriage shed, although this is unclear.
The interior can be subdivided into three sections. The north end has been converted into the Laundry, the
central section comprises of four bays that form a series of cart, or carriage sheds. The south section comprises
of three rooms, one of which is a smithy. The roof is supported on king-post trusses with what appear to be
trenched purlins, although some of the timbers are reused. The north elevation of the range extends along the
north boundary of the Stable Yard and has been built over during Phase 5 the creation of the Laundry. At the
northwest corner are projecting bricks indicating that originally another wall extended northwards.
The southern rooms of the West Range are divided into three spaces, although there is evidence that the existing
arrangement may represent a partial re-modelling of the layout: note the vertical construction joint below the
south window. One room contains a toilet cubicle, with a small inserted window in the south gable. Adjacent
to this is a large loose box with a high boarded ceiling that follows the slope of the roof and a large skylight in
the west pitch. Internally, there is a brick floor, with fixtures and fittings associated with the feeding and tethering
of horses. Accessed from the southwest corner of the room, is the entrance to the smithy. The remains of the
hearth and chimney stack survive within the rear wall, although access was limited at the time of the survey.
This phase is dominated by the creation of a new Ballroom and Kitchen against the North Front, with an
enlarged Servant’s Hall and ancillary rooms (B1a-B2, B21-B25). The earlier Servant’s Hall in B4 was subdivided
and the insertion of an oven in B8 is also attributed to this phase. In association with the improved provision
for entertaining guests and large events, it is suggested that during this phase the wine cellars in B14 and NB4
were inserted.
Phase 6 - 1900s-1930s
During this phase the arrangement and use of rooms within both basements, was altered by the blocking of
doorways and sealing up of fireplaces as the need for living accommodation within this part of the house was
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The central section of the range comprises a large open room 13m in length and divided up by four sets of
double wooden doors along the east wall. The doors are hung from metal posts, possibly secondary insertions
that also act as stanchions for a continuous lintel along the eaves of the building. The doors are secured
from within, apart from the third pair from the south, which have the remains of a wooden lock box on the
interior The walls are unplastered and painted white, however the ceiling is lath and plastered with two square
ceiling hatches. Along the south wall and in the northwest corner, timber racking still remains at head height,
presumably for halters and other items associated with horse drawn vehicles.
Phase 4 - 1840-50’s
The provision of stabling was almost doubled when a new East Range was built against the southeast side of
the South Pavilion. This range was not positioned at right angles to the South Pavilion, being offset by 8 degrees.
Phase 5 - 1864-70s
evidence for this is that the lower sections of the internal walls are double thickness, and built using larger bricks
than those used in the walls above.
Phase 6 - 1900-30s
A narrow range was built along the south side of the Stable Yard, in the first part of the 20thC, and is tentatively
attributed to the period of alteration undertaken by Nancy Lancaster between 1928-1930s, although future
research may be able to confirm an actual date of construction. The range is L-shaped with a long north facing
section. There is a large double garage extending towards the south and built during the second stage of
construction. Facing the Stable Yard are a row of five rooms all with a similar arrangement of a single doorway
with an adjacent window seat beneath flat brick lintels, which have hung sashes and 9 panes (6 over 3). In
contrast, the fenestration of the garages is set beneath a continuous concrete lintel, comprising of side opening
casements, each with eight panes and projecting sills made from clay tiles.
Changes to the Laundry may also be attributed to this phase, including the refit of the Wet Laundry with new
fixtures and fittings. This may have coincided with the insertion of the access hatch in the east wall and it’s
conversion to a fuel room. The insertion of a new piped water supply is believed to date from 1932 (pers.
comm Des Brack) and would have transformed the distribution of water throughout the house.
2.3 The Laundry- Analysis of the Operation
The phase is characterised by the creation of a new purpose built Laundry in the northwest corner of the Stable
Yard and the enlargement of the Coachman’s House on the southwest corner of the West Range.
Once the baskets of laundry had been transported along the subterranean passageway from the basement of
the main block, the first stage in the laundering process took place in the Wet Room. This room had an access
door in the northwest corner, immediately adjacent to the passageway and two high windows in the south wall.
The room has a tiled floor and the remains of a copper in the southwest corner. Wooden washing trays and
tubs are arranged along the south and north walls. This room has a louvered vent above the copper and steel
pipe work running around the walls connected to a high level slate header tank above the northwest doorway.
A large cylindrical wall mounted boiler is heated via a cast-iron stove on the floor below, which is similar to
the one in the office in the South Range. A cut-off lead pipe at the base of the tank indicates that the existing
pipework is secondary, probably associated with a total re-fit of the room in the early 20thC. In the southeast
corner of the room is a free standing box mangle, however this is inoperable in it’s current position and would
have never have been used in the Wet Laundry, so has been moved since the Laundry ceased operation.
The Laundry comprises three interconnected rooms and a subterranean access passage to the basement of
the Main Block. It would appear that the north end of the pre-existing West Range was excavated away to
form the existing rooms that are c.1.7m below the level of the surrounding surface of the Stable Yard. Possible
Once the laundry had been washed, it was taken out to the drying ground adjacent to the Kitchen Garden
and access would have been via a flight of steps against the west wall of the Ironing Room. This entrance is
also likely to have been the main entrance for the laundry maids, who would not have been permitted to walk
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through the male living quarters in the basement to gain access to the subterranean passage.
The second main room within the Kelmarsh Laundry was the Ironing Room, used for the ironing and folding of
laundered items. The high ceiling was necessary to allow sheets and clothing to dry in the warm air, by being
attached to racks; the pulley system survives as eleven rows of wheels on the ceiling. Three large windows
in the west wall provide light down onto an L-shaped arrangement of large ironing tables along the west and
north walls. The south wall is dominated by a huge fireplace that once contained a range and two side recesses
used for storage of laundered items and wooden racking. In front of the fireplace is a freestanding iron ‘pagoda’
stove used to heat rows of flat irons used to press the laundry. The floor comprises of alternating black and
red quarry tiles, although they are missing from the central section of the floor, exposing a sand bedded matrix.
The final room, associated with the Laundry is accessed via a step and narrow doorway in the east wall of the
Ironing Room. The room has a rough brick floor. In the southwest corner is an angled fireplace that has been
blocked and rendered over. There is a secondary high-level hatch in the east wall and a hung sash window.
The room changed it’s use when the fireplace was blocked and the hatch inserted in phase 6, however it may
have originally been an office, or mending room, hence the need for a fireplace.
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3.0 ARCHITECTURAL PROPOSALS
3.1
Fabric Analysis
3.1.1 The Hall Basement
The north section of the basement has been recently renovated to provide ancillary accommodation for
wedding functions. The C20 servants Hall has been converted into a bar area and ancillary rooms have been
converted into toilet and cloakroom facilities. These modern facilities stop at the perimeter of the 1732 house,
but take in spaces such as the strong room, which have the potential to contribute to the understanding of the
development of the service areas.
The Hall basement is in a fair condition. The rooms are set within the brick vaulting of the principal floor and
as a result, walls and ceiling finishes are generally on masonry backgrounds. There are exceptions, in corner
rooms, where plaster ceilings are fixed to the underside of timber floors. It appears that remedial work has
been undertaken relatively recently. Impervious finishes have been partially removed, particularly along the
central corridor, where there are waist height remains of a cement based plaster. There is evidence through
the basement of the loss of surface finishes to brickwork caused by salts and efflorescence. There are two
areas of plaster failure, one in the Footmen’s Living Area and the other in the First Footman’s Bedroom. The
cause is unknown. Damp conditions in the First Footman’s Bedroom require more detailed investigations. This
room is not safe for access as the floorboards have decayed. It is highly likely that structural work to the floor
will be required.
A number of doors require repairs and re-fixing where the frames have detached from the structural openings.
Specialist repairs are proposed to the green baize door.
The basement is to be carefully conserved, repairing and consolidating the existing brickwork. Any brickwork
with loss greater than 25mm will be replaced and all other brickwork retained. A lime-based shelter-coat will
be applied to all of the brick finishes to consolidate any loose and friable brickwork. To avoid further damage
of original fabric, the cement based finishes will be left.
A full scope of the repair works is described on the drawings (Appendix A) and in room data sheets (Appendix
B).
Unfixed ramps will need to be provided for some of the basement rooms to gain access.
3.1.2 The Laundry
In recent times the Laundry has become a store for fixtures and fittings that have no permanent home. The
Kelmarsh Trust has removed a number of these items, however, there are a number of larger items that cannot
be removed without dismantling or taking off the roof.
Owing to the poor condition of the rear wall, an internal scaffold has been erected in the drying room. Sadly,
little consideration was given to designing the scaffold around the fixtures and fittings, and the ironing tables
are currently being crushed between the scaffold and the bowing external walls. The Structural Engineer has
recently identified that the laundry walls have seriously deteriorated, and a new scaffold is required internally. An
additional beam will support the roof and ceiling in its current state so that the ironing tables can be dismantled
and stored on site. Further information on this strategy can be found in Appendix G.
A full condition survey has not been undertaken as it is not safe to access the ironing room. Once the new
scaffolding is installed, the surveying of the fabric can continue. Allowances for repair have therefore been made
on what could be seen at the time. The rear wall of the Laundry is beyond repair and must be taken down
and re-built using traditional materials and techniques. During the removal work, there is a risk that important
archaeological evidence will be lost, and an archaeological recording exercise will be conducted once the
scaffolding is installed.
A conservation approach has been taken with regards to the scaffolding. Where possible a padded material
should be placed between the ironing room wall and the timber battens to preserve the fabric. This should also
be applied to beams supporting the ceiling. In the re-building of the ironing room walls, traditional materials
and techniques will be used.
During this phase we identified that the floor to the Laundry and proposed education space rest directly on
earth. As part of the change of use, the original finishes will be lifted and re-laid on a new concrete floor.
3.1.3 Coach/ Cart Sheds
The adjoining buildings to the Laundry are known as the coach/cart sheds. They have been subject to a number
of uses, but are currently used for storage and previously, car parking. Given the low ceiling height, it is perhaps
possible that the space was used as a place for storing small plant or garden machinery.
The building contains some features of interest such as the old forge and smithy, and it will be essential that
these are properly recorded before they are removed, indeed a detailed programme of recording will be an
important element of all the proposed work. English Heritage have confirmed their preference of retaining
the existing brick floor, but the floor is not sufficiently level for tables and chairs etc. A new concrete floor will
therefore be laid underneath, and the existing bricks re-laid level. A survey of the floor was undertaken to
ascertain whether it was level enough for use as a teaching / lecture space.
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The condition of the plaster ceiling is poor across both buildings, and requires substantial repair and replacement.
The brick floor has a large section removed and is unsuitable for the proposed new use. There are a number of
cracks indicative of movement to the brick walls that require reinforcement. The doors are beyond economic
repair, and we therefore recommend that these are replaced to match existing. Paint samples of all existing
doors and windows should be taken so the originals can be replicated.
Externally, the rainwater pipes and gutters will be replaced with their cast-iron counterparts, in the same
locations. It is important to note the loss of brickwork around the down-pipe on the east elevation.
3.2 Representation & Proposals
• S. ite of copper – this was the power house of the laundry, a large iron boiler, heated by a steady fire from
below
• B
. radford box mangle – the box mangle would probably have been used next door in the ironing room.
Despite the hand cranked wringer that many people associate with the word ‘mangle’, the mangle is a kind
of press which rolls linen to a smooth finish – it is not used to wring water out of the cloth. (Images to be
used to show how the mangle was loaded and used.)
• High windows – adequate light was important to get the linen and clothes clean and check stains has been
eliminated. The textured glass means people in the stable yard cannot see down into the laundry.
• The floor – laundry floors needed to slope towards a drain. There would probably have been wooden
decking over the stone floor to protect the laundry maids from the cold wet floor.
3.2.1 The Hall Basement
The research carried out by Pamela Sambrook illustrates how the spaces changed and evolved over time and
provides guidance on how the spaces were used. The 1905 inventory provides a very clear picture of how the
basement was used. In refurnishing and opening this area for visitors it seems logical to accept the progression
of a service basement gradually falling into disuse, some interiors used some not. It is a picture which can be
used to illustrate the slowly changing nature of domestic service in the early 20th century, particularly the spread
of higher expectations of workplace and living accommodation.
The recent installation of the new water source heat pump and associated pipework, is another good example
of the preservation strategy and an opportunity to tell the story of how the Hall is serviced today. The basement
to the main house includes beer and wine cellars, fuel storage, a butler’s pantry, bake house, brush room and
footmen’s living accommodation.
3.2.2 The Laundry
The 1905 date for restoration was selected as a result of the detail contained in the 1905 inventory.
3.2.3 The Education Space
The stable / garage space has little sense of architectural or historical coherence. Conversion to education space
will require some necessary alterations to ensure that the space is adequate and fit for purpose. Alterations
will involve a new floor, doors and windows, removing the low ceiling and opening up the roof.
The primary benefit of converting the coach/cart sheds to education space and related toilets is increasing the
appeal of Kelmarsh to school parties. Whilst suitably altered, the building contains some features of interest such
as the old forge and smithy and it will be essential that these are properly recorded before they are removed.
English Heritage confirmed the preference of retaining the existing brick floor, but the floor is not sufficiently
level for tables and chairs etc. A new concrete floor will therefore be laid underneath and the existing bricks
re-laid level.
The design approach for the education space is to follow the SPAB approach; new work is to be clearly read as
an intervention of it’s own period in time. Low tech modern materials such as concrete floors and fair-faced
concrete blocks will be used to compliment the materials and finishes in the Laundry.
Census records show the Laundry was not in use in 1901 and the inventory implies that it was still unused in
1905. As lighting will be required, the 1930s electric scheme will be employed. The emphasis for restoration
will be on ensuring that visitors can understand how the space was used and changed over time.
To the rear of the education space, will be a new drying area with direct access from the education space and
the Laundry. The purpose of the drying area is to provide supplementary space and act as a congregation area
for those coming out of the Laundry. The existing laurel hedge will be moved from its current position and
replanted tight to the box hedge, providing a width of 6-10m. The drying ground will be laid with stone setts.
Features to highlight:
3.3.0 Access
• The washing trays (wooden sinks) – these would have been used to scrub the clothes, and would have
been connected to both hot (from the copper) and cold water supplies
• .The washing tub – this double tub could accommodate larger items
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From an architectural perspective, inclusive design has been a fundamental aspect of the proposals from RIBA
Stage C. It has been a balancing act making Kelmarsh as accessible as possible whilst still conserving and
maintaining the integrity of the historic fabric and interiors. Unfixed ramps for example still provide the required
access but can also be removed without damaging the historic fabric. Platform lifts are proposed at two locations
in the project: in the north quadrant in the hall and the lobby of the laundry. There is no backup power supply
for the lifts, therefore a fire escape strategy is to be implemented.
3.4
Compartmentation and Fire Precautions
The use of intumescent products to historic doors, and the provision of new doors behind existing have been
identified as the preferred method for upgrading doors. Work will be required to the existing lift shaft as the
current installation does not provide a suitable fire break between the principal floor and the basement. In
the basement, the strategy for protection involves using existing masonry walls as compartments, and as a
consequence minimal alterations are required. English Heritage have accepted this approach. Two compartment
walls have been proposed to allow the most flexible arrangement, reducing circulation space and the amount
of work required in upgrading historic doors. The service stair will be re-opened and will become the primary
route of escape, whilst the tunnel will be used as a secondary means of escape.
Due to the size and scale of the Laundry and education space, little upgrade work is required in these spaces.
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4.0 ACCESS PROPOSALS
4.1 Visiting the Hall and Gardens
Currently visitors drive into the grounds and park before arriving at the visitor centre in the South Pavilion,
where they purchase tickets. Current opening times are:
front of the hall.
The visitor centre reception desk, tea room and shop were not audited as part of this report.
• The gardens are open most days in the summer months.
• The Hall is currently open to the public between 2pm to 4.30pm on Thursdays plus Bank Holiday Sundays
and Mondays in the summer months. Visitors are guided around the Hall in small groups and the tours
last approximately one hour. Following implementation of the Tunnelling through the Past proposals, the
opening times and how visitors circulate will be amended, as discussed in Section 4.1.
4.2.3 Hall Main Entrance
Visitors currently enter the hall via the main entrance at the top of the flight of six steps. There is a further
step at the wide entrance door.
• There is free access to the Tea Room and Shop.
Due to their architectural significance there is no possibility of altering these steps by installing a ramp or lift.
With regards to access for disabled people, the Hall asks those with special access arrangements to contact
them in advance of a visit, so that the buildings limitations can be explained. The Kelmarsh Trust has made
arrangements for a manual wheelchair to be made available for use by visitors and mobility scooters are allowed
on the site. The Kelmarsh Trust has a map showing the location of the accessible facilities. This is regularly
updated following visitor feedback and includes gradients of the garden paths, so that visitors can make their
own assessment of how to move around the house and garden.
4.2.4 North Quadrant Entrance
4.2 Access Review of Existing Facilities
4.2.1 Parking
Visitors are signposted to park either in the main car park on the east side of the entrance drive, or in the
overflow car park in a field to the west side. Disabled visitors with blue badges are signposted to park on the
curved gravel driveway in front of the hall. Here there are no designated accessible bay markings or signs and
the gravel surface is unsuitable for wheelchair users. There are no signs from here indicating the route to the
visitor centre accessible rear entrance.
To the north of the main entrance is the wheelchair accessible north quadrant entrance, which is reached
along a gravel path.
There is a 1500mm wide flagstone area in front and a 40mm threshold step at the entrance door. The door is
a managed entrance; it is normally closed and is opened by staff using a security key code, even when the hall
is open to the public or when there are weddings. The door in has 1060mm clear width and it has a heavy
door closer.
Issues to consider here are the weight of door, the height of intercom panel and the type of ironmongery for
people with limited manual dexterity or who have arthritis.
4.2.5 Wheelchair accessible route to hall ground floor via north quadrant
A) Steps with wheelchair platform stairlift
4.2.2 Visitor Centre
From the north quadrant entrance visitors who are unable to climb steps, are escorted to the hall ground
floor. They use a wheelchair platform stairlift mounted on the wall adjacent to a curved flight of seven steps.
On arrival all visitors make their way to the visitor centre, which is in the South Pavilion. The visitor centre
includes the ticket point, tea room and shop. At its entrance there are two steps into the visitor centre, so
anyone unable to climb these steps is directed via a door through the south quadrant (between the visitor
centre and the hall), and across a gravel courtyard to a level entrance at the rear of the visitor centre. Exit from
the visitor centre is back out through this door and the south quadrant door to the curved gravel driveway in
The lift has a 800 x 1000mm sized platform and is operated by pressing controls on the top and bottom
landings and on a panel on the lift itself. There is sufficient space on the top landing to turn into the corridor
which leads past the ballroom and onto the main ground floor rooms.
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The steps are 1475mm wide; however when the platform is in its lowered position, the space at the side is
420mm wide, slightly too narrow for people to pass on the stairs. The steps have adequate contrasting nosings
but there is no suitable handrail on these steps.
inside and whether is it possible to install a ramp over the steps, without obstructing the general circulation.
4.2.8Tunnel
B) Adjacent curved steps as alternative stepped route
When the platform lift is in use there is an alternative curved flight of steps in an adjacent corridor, which can
be used by companions who are able to climb steps.
These second flight of stairs are also used by staff taking food from the kitchen to the Ballroom and Dining
Room.
4.2.6
Existing stepped routes to basement
A) Servants’ staircase
There are two main stepped routes down to the basement. The first within the hall is via a servants’ staircase
with a dumb waiter inserted into its stair well. It is a narrow staircase with winders and features, such as
observation windows.
B) Steps via old servants hall bar corridor
The second stepped route leads from the north quadrant entrance, down one step (150mm high) into a
second corridor. The route continues through a lobby near the kitchens and down eight steps to a lower
corridor near the old servants’ hall bar, under the ballroom. This area is served by men’s and women’s WCs,
but is not a wheelchair accessible area.
From here there are a further three steps down to the basement level, which extends under the central section
of the hall.
The basement corridor ends at the door that opens into the laundry tunnel. At the tunnel entrance there are
two steps down (160mm risers) with a clear head height of 1840mm.
After about 1m into the tunnel the ceiling steps down, providing a head height of only about 1700mm.The floor
of the tunnel middle section slopes down slightly thus increasing the head height to approximately 1800mm.
At the tunnel’s southern end the head height is also 1700mm and there are two steps up (190mm risers) to
a door into the laundry. The tunnel narrows down from 1360mm at the hall basement end to 1150mm width
at the laundry end.
4.2.9 Stable Yard buildings- garages and laundry
The proposals intend to convert two of the stable yard buildings, the garage/stable block and the laundry.
Currently visitors rarely enter the stable yard, which is also used for parking by the south pavilion office tenants
and by the grounds staff. The exception are visitors with disabilities or who use wheelchairs, who are directed
across the stable yard, so that they can enter the gardens avoiding steps. The stable yard surface is loose gravel,
which is unsuitable for wheelchair users.
A) Garage/stable block
The garage/stable block is a single storey building, currently used for storage and the adjacent WCs are used
by the grounds staff. The garage floor is more or less level with the stable yard, so there will be little difficulty
adapting this building into an accessible education space.
B) Laundry
4.2.7
Basement area
This basement area consists of a level vaulted corridor running north to south with servants’ rooms on both
sides, each with a different function. Within the corridor the headroom is slightly reduced in places, due to new
pipe work installed within the vaulted ceiling.
Some of the servant’s rooms e.g. butler’s pantry, have steps at their doors (ranging from 80mm to 205mm
height). The requirements for wheelchair access to these rooms in future will depend on what is displayed
The laundry consists of two single storey spaces, with floor level at approximately 1.62m below the stable yard.
The only existing entrance to the laundry is via an external staircase located to the rear of the garage block
within the garden, or via the tunnel from the basement. The building is currently in a ruinous state and unused.
The most significant access barriers at Kelmarsh Hall are:
• The current access arrangements rely on visitors phoning up before arrival and not turning up on the offchance. Staff members need to greet disabled visitors on the curved gravel driveway and show them the
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4.3..
Review of ‘Tunnelling through the Past’ Proposal
• Many wheelchair users find using the type of platform lift in the north quadrant, known as a wheelchair
platform stairlift, is a very undignified experience as they are transported at high level above the steps.Another
problem with the arrangement here is that it blocks the staircase for other users. Our recommendation is
that this type of platform lift must only be installed if no other type of lift can be installed. If it is the only
type of platform lift available, some wheelchair users may be prepared to use such equipment. In the long
run it would be highly desirable if this platform lift is replaced with a much preferred vertical platform lift.
4.3.1
Opening times and visiting arrangements
• The current accessible routes around the house and grounds require lots of doubling backwards and
forwards to reach all the different elements on the visitor route. Maps and signs are needed so that visitors
can find their way along the accessible routes without assistance.
The Trust anticipates moving away from guided visitor tours of the hall and will adopt room stewards instead.
way to the rear accessible entrance to the visitor centre or gardens.
• P
. aths are loose gravel, which is a particularly difficult surface for wheelchair users, pram users and for people
with ambulant disabilities. Kelmarsh Hall needs to have an on-going programme of replacement of the loose
gravel through the grounds and gardens, with a bound surface, such as Breedon gravel.
4.2.10 Summary of existing access provision
Once the proposals are completed, the opening times will remain as at present, except that the hall, laundry
and basement areas will be open on Sundays. They will also be open on Tuesday and Wednesday for school
and private groups.
All visitors will drive into the grounds before parking, so they will not have any face-to-face contact with any
staff or volunteers before entering the south pavilion visitor centre.
Visitors with disabilities to Kelmarsh Hall will still need a degree of assistance due to the awkward accessible
routes between the buildings and the fact that the hall itself will always be entered via a secondary entrance
route with a platform lift through the north quadrant entrance.
• The current access arrangements rely on visitors phoning up before arrival and not turning up on the offchance. Staff members need to greet disabled visitors on the curved gravel driveway and show them the
way to the rear accessible entrance to the visitor centre or gardens.
4.2 Arrival and Parking
4.2.1
Parking for people with disabilities
• Many wheelchair users find using the type of platform lift in the north quadrant, known as a wheelchair
platform stairlift, is a very undignified experience as they are transported at high level above the steps.Another
problem with the arrangement here is that it blocks the staircase for other users. Our recommendation is
that this type of platform lift must only be installed if no other type of lift can be installed. If it is the only
type of platform lift available, some wheelchair users may be prepared to use such equipment. In the long
run it would be highly desirable if this platform lift is replaced with a much preferred vertical platform lift.
Disabled visitors with blue badges will continue to park on the curved driveway in front of the hall. There will
be signs along the entrance drive indicating the route to these spaces. The drive surface near the hall entrance
steps will be upgraded to resin-bound gravel in a similar colour to the existing gravel; this is an acceptable
surface for wheelchair users and other ambulant disabled people. There are no proposals for bay markings and
signage here; however there is sufficient space for several vehicles to park without blocking the transfer zones
required for getting in and out of an accessible vehicle.
• T
. he current accessible routes around the house and grounds require lots of doubling backwards and
forwards to reach all the different elements on the visitor route. Maps and signs are needed so that visitors
can find their way along the accessible routes without assistance.
4.2.2
• P
. aths are loose gravel, which is a particularly difficult surface for wheelchair users, pram users and for people
with ambulant disabilities. Kelmarsh Hall needs to have an on-going programme of replacement of the loose
gravel through the grounds and gardens, with a bound surface, such as Breedon gravel.
Ticket point and Information
The ticket office will remain in the south pavilion visitor centre. The access to the front entrance, which
currently has a step, will be upgraded by installing a wooden ramp, which will be permanently in place. This will
allow wheelchair users to enter the visitor centre from the front entrance with all other visitors and purchase
tickets to the hall and gardens.
4.4.3
Tour Order Round Hall
Visitors will enter and tour around the hall in the same order as at present, entering through the hall front
entrance. The rooms at ground floor level are the first on the visitor tour, followed by those at first floor level.
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The tour will then descend to the basement, possibly via the servants’ staircase and then on to the laundry via
the tunnel. Visitors will end up in the stable yard to the south of the house, which will be convenient for them
to finish their visit in the gardens, tea room and shop.
The corresponding accessible route would take visitors with disabilities to the north quadrant door and up to
the hall ground floor via the proposed platform lift (see details in section below). While their companions visit
the first floor, someone unable to climb steps will need to wait in an accessible location and view some sort
of alternative supplementary interpretation of those first floor rooms. The accessible route will then descend
to the basement via the proposed platform lift, afterwards returning via platform lift to the north quadrant
exit. The external accessible route to the laundry will be along a new firm path to the stable yard. From here
the accessible route will use the new laundry platform lift to reach the lower floor level of the laundry, before
returning via the stable yard to the tea room and shop or continuing into the gardens.
route, because of the two sets of steps at each end. Installing ramps over these steps would reduce the already
low head height even further. Many visitors, including the elderly and people with ambulant disabilities, will prefer
to move from the basement to the laundry via the external route along firm accessible external paths, stairs
with handrails and platform lifts.
4.4.7Laundry
Due to the fact that the laundry is half a floor level below the surrounding external ground levels and the
adjacent garage (educational space), access to this space will only be possible via a new vertical rise platform
lift and staircase. These will be located within a covered space; it will have a roof and access doors but will be
open to the elements on the west side. There will also be another flight of external steps to the rear of the
educational space. There will be sufficient manoeuvring space at the platform lift landings.
4.4.8
4.4.4
Platform lift access to basement
The location for installing the new vertical rise platform lift to reach the hall first floor and the basement
replaces both the existing curved flight of steps with the existing wheelchair platform stairlift and the stone
steps underneath. This lift will have three landings: at basement level, at north quadrant entrance level and at
ground floor level.
For people with mobility problems a vertical rise platform lift is a much more dignified type of platform lift
to use than the existing wheelchair platform stairlift. Furthermore users of the platform lift would be able to
move between ground floor and basement level, without transferring between two stairlifts and visitors will
not need to be accompanied or escorted within this part of the building, as they will be able to use this type of
platform lift independently. Wedding attendees will also be able to use this platform lift to reach the ballroom.
4.4.5 Basement Rooms
In order to be included on the visitor tour the former servants’ rooms in the basement will be renovated and
will be on display. They will be reached via the servant’s staircase (Room B19) or via the new platform lift. The
route will move along the basement central corridor. As some of the servant’s rooms e.g. butler’s pantry, have
steps at their doors (ranging from 80mm to 205mm height), there will either be ramps into these rooms or
visitors unable to climb steps will view the interiors from the corridor.
4.4.6 Tunnel
The proposals assume that visitors will move between the hall basement and the laundry along the laundry
tunnel. However our access audit of the tunnel confirms that it is not possible to use the tunnel as an accessible
Education Space
An education space will be located in the garage/stable block. It will have a level entrance without a ramp, from
the stable yard into a lobby. It will have access to its own WCs, including a unisex wheelchair accessible WC
cubicle off a lobby at the south end of the educational space.
4.4.9 WCs
Visitors and staff to the Hall, Basement and Laundry will use existing WC provision in the visitor centre and
in the basement areas under the ballroom. These facilities have not been audited as part of this report. The
proposals provide new WCs serving the education space, which will include one unisex wheelchair accessible
WC, one unisex cubicle for ambulant disabled people and two other cubicles.
4.4.10 Emergency Procedures and Means of Escape
Under the Equality Act and BS9999 service providers or employers, such as the Kelmarsh Trust, have a duty to
ensure that disabled people can leave the premises safely in the event of fire, so any emergency plan will take
account of people with disabilities. Key to this process is the development of Personal Emergency Evacuation
Plans (PEEPs), which are available for visitors and drafted specifically for disabled members of staff or volunteers
(e.g. people who use wheelchairs, with walking difficulties or with visual or hearing impairments).
There are challenges with regards to evacuating people who find stairs difficult from basement spaces, so this
needs to be taken on board in the evacuation strategy.
Visitors with hearing impairments also require assistance, particularly in places where they are likely to be
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isolated, e.g. WCs. The PEEPs should include escape assistance for people with visual impairments, through the
provision of good emergency lighting and clear signage, to assist people with limited vision in escape situations.
5.0 STRUCTURAL ENGINEER’S PROPOSALS
Following the Stage ‘C’ report, we confirm that we have been involved in a number of activities to re-assess
the existing condition of the former Laundry Building and develop a suitable temporary propping scheme.
Development of the approved Concept Design to show types of construction, materials and detailed proposals
for structural and building systems outline detail drawings. A copy of our works to date is contained within our
updated report.
In essence, we have carried out the following duties:1. Visual Structural Inspection of the existing Laundry Building both internally and externally to assess further movement that has taken place.
2. Visual Structural Inspection of the adjacent garage buildings and review of existing structural ties for removal.
3. We have updated the original recommendations for remedial works and propping scheme to the Basement Laundry room. This will allow for the full propping of the collapsing walls and to keep the roof structure in place.
4. The design and detailing of the retaining walls, ground floor slabs, superstructure and replacement roof structure has been undertaken in accordance with the approved concept design.
repairs will need to be carried out as part of the project proposals. All tie bars are to be removed and the walls are to be tied to the roof and ceiling structure as noted on proposed drawings.
5. The roof over the loose box and smithy appears to be in poor condition and allowances have been made for repair. Once the roof is fully opened up we will assess this further.
6. The rear retaining wall design has been undertaken to allow for the rebuilding of the existing southeast and west Laundry walls with the addition of the access stair wall.
The next stage of the project will require the following items to be addressed:1. Production of Drawings, Details and calculations sufficient for Tender Issue and Building Regulations purposes.
2. A trial hole will need to be excavated on the external elevation of the damaged North wall of the Laundry. This will enable us to determine the full construction type and depth of the existing wall construction.
3. A further trial hole will need to be excavated at the junction of the Laundry’s North wall and the rear wall of the garages. This is to determine if underpinning will be required for the proposed external access staircase to the Laundry building.
An Executive Summary of our findings is as follows:1. Additional movement has occurred to the South West corner due to the continuing structural distress caused by the local trees.
2. There is considerable risk to the Laundry walls, its fabric and supporting roof structure. A scaffolding plan has been produced to ensure the safety of the existing walls and roof structure.
3. The existing roof structure over the Laundry Building remains in reasonable condition and will benefit from being fully propped by the proposed scaffolding scheme. Remedial works will be agreed following the full opening up of the structure.
4. The adjacent barns are in a reasonable structural condition and only localised masonry and timber 22
6.0 MECHANICAL & ELECTRICAL ENGINEER’S PROPOSALS
6.1
Introduction
Kelmarsh Hall is a Grade I listed country house, located in a Grade II* listed park and garden. The surviving
house is one of a few country houses designed in a Palladian style by James Gibbs in 1728. The house was
designed for William Hanbury who inherited the estate in 1722.
The project aims to
• Open up the basement areas to visitors
• Provide a new education room
In addition to the services alterations and additions associated directly with the two aims stated above, it will
also be necessary to review and provide upgraded/ reinforced infrastructure to the Hall.
This Stage D report builds upon our previous Stage C report and subsequent discussions and design development.
6.2
Summary of Services to be Considered
The scope of mechanical and electrical services works are set out below:
• LTHW heating system
• Domestic hot and cold water services
• Fuel Supplies
• Above Ground Drainage
• Ventilation
• Comfort Cooling
• Modifications to electrical distribution
pipework should be avoided or at best limited.
Currently there are no heating systems employed within the Laundry and the nature of the project will require
heating to be provided. Consideration was given to numerous primary heat sources during the stage C process,
these included for:
• Ground Source Heat Pump
• Biomass
• Oil fired
• Hybrid arrangement – if GSHP and oil fired boiler installation.
• Electrical
Other Renewable options considered but discounted include: solar thermal, Wind-turbine, CHP, air source heat
pump.
The main house is currently served by a Ground Source Heat Pump installation with back-up oil fired boilers.
This is to be retained as existing with minor works to local pipework to allow for the lift installation. The
laundry building is divorced from the main house with the exception of a tunnel linking the basement of the
main house to the washing room.This tunnel is spatially restricted, the only mechanical service being the mains
water connection for the house.
With respect to the Laundry block, following discussions it is proposed that an oiled fired low temperature hot
water heating system (LTHW) be employed for the Laundry block. An oil fired boiler is to be located either
within the toilet area of the building or the adjacent building. Final location is subject to further discussion.
Heating to the Laundry block to be discreet and in keeping with the interpretation approach for the area.
• Electrical lighting and power installations
• Fire alarm and detection system
Proposed heating systems for the Laundry block are as follows:
• Intruder Alarm system
• External lighting
• Data containment / wiring
6.3
LTHW Heating System
The scheme proposals include for the representation of the main house basement and the laundry building.
The basement area of the house already houses the primary heating plant for the property and has extensive
pipework running throughout. Discussions with the client team suggested that adding to primary services
Wash Room/Ironing Room – Fabric improvements to this area of the building are to be minimal, and it is
proposed that this area be provided with heating using radiator coils below washing trays. It is acknowledged
that this will not offer full comfort conditions, but will provide limited background heating. The use of an
underfloor heating system offers minimal visual impact within the area.
Type of control for the heating solution is subject to further discussion.
Education Room – This area is to be considered for infrequent educational use and the works are to include for
fabric improvements. To accommodate the heating requirements for this area, it is proposed that conventional
23
radiators are used in conjunction with perimeter type heat emitters to accommodate the proposed internal
environmental conditions.
fuel supplies. 1) is for a new dedicated oil tank to be provided for the Landry building and 2) the existing oil
tank is to be upgraded to accommodate the storage requirements.
The internal environmental criteria are subject to further discussion.
6.6 Toilet facility – These areas will include a conventional radiator solution. This would be controlled locally and
the design temperature agreed with the client.
Entrance Lobby –This area of the building is to be remodelled and comprises of a lobby arrangement. Background
heating to the area will be provided from the LTHW system.
6.4 Domestic Water Supply Systems
The existing domestic water supply enters the building within the proposed toilet areas. This is to be retained
and reused for the newly remodelled toilet facility.
Domestic cold water runs from mains pressure, and the proposed system installations shall include for water
flow restrictors to the wash hand basins and pressure reducing coils to toilet cisterns.
It is proposed that domestic hot water is provided from a combi boiler arrangement. Domestic hot water
pipework to be provided with trace heating. This will be an unvented solution and shall be fully inclusive of all
safety temperature and pressure requirements.The wash hand basins shall be fitted with suitable TMV3 facilities
to avoid excessive water temperatures.
Domestic water supply pipework will be run in copper tube to BS EN 1057 - table X assembled with capillary
solder ring fittings. All domestic water pipework will be insulated. In addition to the domestic water supply to
the Laundry building, we would recommend that the connection through the tunnel to the house be renewed
to prevent failure at later date.
In addition to the domestic water supply to the Laundry building, we would recommend that the connection
through the tunnel to the house be renewed to prevent failure at later date.
6.5 Fuel Supplies
Above Ground Drainage System
The existing above ground system will be remodelled to accommodate the proposed new toilet facilities. All
above ground foul drainage systems will generally connect to the existing below ground drainage system outlets.
Modifications to the existing system will be installed using current UPVC systems. – This will offer a more flexible
approach to the new installations minimising any builders work to existing fabric. The above ground drainage
system will be designed to comply with building regulations part H and BS EN12056 gravity drainage system
inside buildings.
6.7
Ventilation
Ventilation to the building will be provided by passive means where practical and feasible. Ventilation to the
Education studio will be provided by passive means using low level inlet grilles with automated operable roof
lights. The system to be complete with temperature/CO2/Rain sensor mode. Washroom and Ironing room will
be afforded with passive ventilation solutions. Toilet facilities are to be compliant with Building Regulations Part
F. Ventilation to the link tunnel between the Laundry and Main House is considered a transient area, which is
to be afforded with a passive fresh air solution. This assumes that there are no fire related issues with its use.
6.8
Comfort Cooling
Mechanical Cooling will be considered for the education area only and will be subject to final confirmation
of occupational numbers and required environmental conditions. Where practical and feasible, cooling will be
afforded from passive means.
6.9
Modifications to the Existing Electrical Distribution
The Hall is currently served by a 200kVA Central Networks Transformer located in the switch room on the
Ground Floor of the South Wing.The Transformer is noted as being on a radial feed and is understood to serve
only Kelmarsh Hall. The Main supply to the Hall, upgraded in 2005, has been confirmed as a 200A Three phase
and neutral supply. The incoming supply terminates in a 7 Way TP&N Merlin Gerin MCCB Panel Board which
in turn serves all electrical supplies to the Hall. Refer to drawing 99484-E-006 for the proposed distribution
schematic.
The proposed fuel for the Laundry block is oil. Subject to final location of the boiler there are two options for
24
The existing supply to the Garage/stable block, which will form the New Education Room is believed to be
derived from the adjacent Tool Shed distribution board.The Tool Shed is served from a 63A MCB located in The
South Wing Kitchen Distribution Board (DB7). The existing supply from the tool shed to the New Education
Room is to be removed and replaced with a new 63A Three Phase supply derived from one of the two spare
three phase ways in the Main MCCB panel board.
The supply to the Vinery is also derived from The South Wing Kitchen Distribution Board (DB7) via a 32A
MCB, via an isolator located in the Proposed WC area of the Education Room.
It is proposed that the vinery supply will be replaced with a new 63A supply as the existing supply is reported
to be insufficient for the required load, often tripping out on overload. The work to the Vinery supply sits
outside of the current project, however, the opportunity to provide a new cable whilst major works are being
undertaken to the area would be prudent.
Within the Main House Basement, it will be necessary to relocate several items of switchgear to allow public
access from the new platform lift to be installed. It is understood that a quotation has been obtained by the
Hall to relocate this switchgear prior to the project commencing on site.
It is understood that a quotation has been obtained by the Hall to relocate this switchgear prior to the project
commencing on site.
External lighting will be minimised and discreet fittings used to allow safe use of the external areas without
impacting on local wildlife. External emergency lighting will be provided by means of self-contained, nonmaintained emergency light fittings. External lighting will be photocell and time-switch controlled.
Lighting to the Wash House, Fuel Room and Ironing room will be coordinated with the interpretation
requirements for the project. Control for these areas will be centrally located to prevent unauthorised operation.
It is proposed that new batten lamp holders provided in existing locations, and that new emergency lights are
provided.
Lighting to the Tunnel from the Ironing Room to the Main House Basement will be by means of wall mounted
bulkhead fittings, incorporating emergency battery packs.
In general the existing lighting system in the basement will be retained in its current form, with new batten
lamp holders provided in existing locations including and new emergency lighting fittings provided to meet
the requirements of the Fire Risk Assessment/Strategy. Additional lighting to the basement may be provided to
meet the requirements of the interpretation design when known.
Where existing equipment is redundant it will be removed. Lighting will be automatically controlled in relevant
areas. It is proposed that the following Lighting control strategies are provided.
AreaControl Strategy
6.10 Internal Lighting and Small Power
Lighting & Emergency Lighting
The proposed Lighting installations are shown on drawings E003 and E004
The lighting system for the new Education Room and associated spaces will utilise low energy lighting, primarily
using LED technology with simple automatic controls to ensure that lighting is available (or not) to suit the use
of the space but to prevent the lights being left on when the space is unoccupied or at times of high ambient
daylight. Emergency lighting will be provided by means of general lighting fittings with integral battery packs.
Emergency Lighting and exit signage will be designed to meet the requirements of BS5266 and to meet the
requirements of the Fire Alarm risk assessment and Fire Strategy to be prepared by others.
Hall Basement
Manually Switched in Existing Locations.
Tunnel
Controlled by automatic movement detectors to illuminate lighting when persons enter the tunnel. (presence Detection)
Ironing Room, Wash Room
Fuel Room
Manually Switched from a central location via key switch to prevent unauthorised operation.
Hand wash Area
Manual Control
WC Cubicles & Lobby,
Store, Entrance Lobby
Controlled by automatic movement detectors to illuminate lighting when persons enter. (presence Detection)
6.0 Mechanical & Electrical Proposals
25
Education Room
Manual Control to Track Sections and uplight component Automatic Control, with Daylight linking (Absence Detection) of Down light component Refer to Appendix G for proposed luminaires.
6.11
Fire Alarm and Detection
The proposed Fire Alarm installation is shown on drawings E002
The fire alarm system to the new Education Building, Laundry and Ironing Room will be a new analogue
addressable system, interfaced with the existing House Fire Alarms system.
Small Power
The system will be designed, installed, commissioned and maintained in accordance with BS 5839 Part 1, 2002
and to meet the requirements of the Fire Alarm risk assessment and Fire Strategy to be prepared by others. It
is anticipated that the system will be a Category L3 System.
The proposed small power installation is shown on drawing E002.
Within the new Education Room, socket outlets and small power supplies will be provided where required
in accordance with the room requirements. Power supplies and containment will be provided for interactive
whiteboards, projectors, computers etc.
Small power socket outlets and other associated accessories will generally be wall mounted at 450mm above
floor level to the bottom.
The fire alarm system will include smoke and/or heat detectors, break-glass call units and sounders/beacons.
Loop driven base mounted sounders and beacons will be used wherever practical.
Visual as well as audible alarm indication will be required in order to satisfy the requirements of Building Control
and DDA regulations.
It is not envisaged that power will be provided to the Basement, Laundry or Ironing room other than for
Interpretation display requirements and cleaning purposes.
6.12
Locations of all sockets will be carefully considered. As with lighting, redundant accessories and cabling will be
removed.
The proposed Intruder Alarm installation is shown on drawings E002. A new intruder alarm system will be
installed within the new Education building in compliance with current Association of Chief Police Officers,
ACPO, requirements, interfaced with the current system for the House, to meet the operational needs of the
building.The design and scope of the system will be developed by discussion with the client and risk assessments
to determine the grade of cover. The requirements of the Client’s insurance company will be incorporated.
The style and finish of electrical accessories is yet to be decided, although it is anticipated that the following
plates and accessories will be used.
Area ........................................................ FinishManufacturer
Hall Basement.
To Match Existing MK
(Generally Metal Clad)
Ironing Room, Wash House, Fuel Room
To match existing MK
Other areas
White Plastic
MK
Intruder Alarm, Access Control & CCTV
The system will comprise of magnetic contacts on external doors and vulnerable windows, movement sensors
in key internal areas, keypads to operate and maintain the system, internal sounders and external strobe/
sounder boxes.The system may be connected to an alarm receiving centre providing automatic Police response
in the event of an alarm, should this be required by the client. No CCTV and access control will be provided,
subject to confirmation by the client.
6.13
Data and Telephone Communications
The proposed data and telephone installation is shown on drawings E002. All data and telephone outlets in the
new extension will comprise RJ45 outlets wired in Cat 6 UTP structured cabling emanating from a new data
cabinet located in the Store Room.
26
The Education building will be provided with independent telephone and Broadband connections, via a new
system of underground ducts, connecting the Education room with the North Lodge, where the existing
incoming telephone lines to the Estate are believed to be located and the South Wing.
Refer to Appendix B and drawings E001 and E005 for the proposed duct network. The ducts connection to
the Education Room to the South Wing will allow for the existing Hall Telephone and IT infrastructure to be
connected to the Education Room and/or North Lodge although these connections are outside of the current
scope of works.
6.14. TV/Radio Reception
It is envisaged that there will be no requirement for a traditional television distribution system within the new
building.
6.15 Lightning Protection
It is not envisaged that the new education room will require lightning protection although, given that there is likely
to be electronic equipment installed within the building, the provision of Transient Voltage surge suppression
would be beneficial.
No computer or telephone hardware will be provided as part of the contract.
6.16 Standby Generator
Containment and cabling will be provided for a structured wiring system from the new server room cabinet
to all data and voice outlets as required to suit the room use.
The incoming phone services to the Hall are reportedly derived from the North Lodge, and the logical route
between the Garage/Stable block would be via the quadrant rather than via the drive.
No standby generator will be provided
6.17 Design Information Outstanding
• Fire Strategy and Fire Risk Assessment
• Interpretation design requirements
However, the incoming and outgoing electrical supply cables (both HV and LV) are understood to run through
the quadrant area, which, when coupled with drainage and other services would make installing new ducts for
telephone services impractical, therefore, in order that the cost risk can be built into the project at this stage,
it is felt that the longer route, via the drive would be the correct assumption at this stage.
The number of incoming lines to the Education room has not yet been determined, but the following are
anticipated
• Dedicated line for the Platform Lift
• Telephone Line
• Redcare Line for Fire and Security Alarm Receiving Centre connection (unless connected to the existing
systems)
• Broadband Connection
It may also be necessary to provide other additional lines to the House and associated offices, including a new
dedicated line for the new disabled Lifts.
As with computer hardware, it is not envisaged that telephone hardware will be provided as part of the contract.
27
7.0 LANDSCAPE DESIGN PROPOSALS
The primary concern with regards to landscaping is to make the site accessible for both wheelchair and
ambulant users. Drawing 201, opposite, shows the material allocation for the accessible route. The drop-off
and parking for disabled and ambulant disabled visitors is in front of the Hall where there will be a new area of
resin-bound gravel that continues on the other side of the south quadrant. The access consultant has indicated
the following key routes:
• Accessible parking space to the ticket point
Kelmarsh
Hall
• Ticket point to North Quadrant
• Ticket point to Laundry and Drying Ground
Laundry
See also drawing 001, Appendix A
In addition to the improvements to the surface finishes, a large amount of re-grading is required to the east
front, Stable Yard and proposed Drying Ground. The approach to the east front has a substantial camber that
will require addressing as part of the works. This has been caused by the over-use of the approach for vehicle
parking and delivery. The surface finish in front of the Coach/ Cart Shed undulates at doorway locations,
showing the years of wear and tear on the external finishes. Re-grading is required to prevent issues over
rainwater discharge. Re-grading to the rear of the Coach/ Cart Shed is required in order to provide wheelchair
access to the proposed Drying Ground, and also to reduce levels to address potential damp issues arising from
higher ground levels externally.
In order to create a sufficient drying ground, the old laurel to the west of the laundry will be removed and
replanted at a later date, tight to the box hedge. This will create a much larger drying ground varying between
6m – 10m in width. Again, this area will be laid with stone setts. See appendix F for sketches.
1
201
Coach and
Cart Sheds
Stable
Yard
Cafe, Shop
and Tickets
Stables
Notes:
Orangery
Drawings are based on survey data and may not accurately represent what
is physically present.
Do not scale from this drawing. All dimensions are to be verified on site
before proceeding with the work.
All dimensions are in millimeters unless noted otherwise.
Purcell shall be notified in writing of any discrepancies.
Key Plan
not to scale
SITE PLAN
1:500
Existing loose gravel
Drawing 201: Site Plan showing upgrading of material finishes
Existing tarmac
New stone sets
Kelmarsh
Hall
New resin-bound gravel
New resin-bound gravel
with Macadam substrate
below
Laundry
York stone paving
Coach and
Cart Sheds
28
Stable
Yard
Cafe, Shop
First Issue 29 Oct 2014
LF
8.0 ECOLOGIST’S REPORT
10.0 ENGLISH HERITAGE & DAVENTRY COUNCIL
At the request of Purcell, Conservation Constructions Ltd undertook a protected species survey of some
outbuildings at Kelmarsh Hall, Kelmarsh, Northamptonshire NN6 9LY. The survey was undertaken to inform
a planning application to undertake work on the outbuildings. It is proposed that these buildings and specifically
the former Laundry and the tunnel connecting the Laundry to the Hall will be used as an educational facility.
A meeting was held with Louise Brennan Principal Inspector of Historic Buldings and Areas, English Heritage and
Rachel Booth, conservation officer, Daventry Council on 20 November 2013. The main issues to be addressed
were: the Gibbs staircase in the north quadrant of the main hall; more research into the history of the laundry;
and the brick floor in the coach/cart sheds.
In planning the survey reference was made to Natural England’s Standing advice for protected species in relation
to the proposals and the location, size and complexity of the site. The survey included bats, breeding birds and
amphibians, specifically great crested newt.
A summary of comments received from Louise Brennan is below:
No evidence of bats or breeding birds was found in any of the outbuildings surveyed, the Hall cellars or the
connecting tunnel. The Hall cellars are regularly used, the tunnel is sealed and the outbuildings, which are the
most accessible to bats and birds, had no evidence of protected species use. There are no ponds within 250
m and there is very little suitable habitat around the outbuildings that could be used by amphibians including
great crested newt. No additional surveys are recommended.
The renovation work will include the removal of a yew tree which is affecting the structural integrity of the
north-west corner of the building and some ivy. This should be undertaken in the winter months prior to
commencement of the bird breeding season.
9.0 ARBORICULTURAL PROPOSALS
An arboricultural consultant has not yet been appointed. Further detail on the removal and grubbing out of
the Yew tree will be required as part of the delivery strategy.
Comments on proposals for installing the platform lift, removing the existing stone steps,
Louise Brennan, 7th April 2014
The proposal to construct a platform lift will cause some harm to the significance of Kelmarsh Hall through
the loss of the remnants of the original stone stairs. It may be debatable whether these are part of a Gibbs or
Smith design - During the recent Society of Architectural Historians tour those with specific expertise in this
field were convinced of Gibbs involvement - albeit heavily altered in some areas at a later date. Thus I think
we should assume for the sake of argument that the stairs are a remnant of Gibbs original design.
Loss of these areas of original fabric, which help demonstrate how the house was originally configured, would
amount to less than substantial harm in our view - taking us to consideration of the relevant paragraphs in
the NPPF. The NPPF advises that any level of harm requires ‘clear and convincing’ justification, with the harm
weighed against the public benefits associated with the proposal.
In this case the public benefits are securing level disabled access to the whole of the principal ground floor
and to the basement, in the context of a building that opens to public and is seeking to increase access for all
groups, particularly school parties. I also note that a through options appraisal has been undertaken to consider
alternative means of providing disabled access - we agree with your assessment that the preferred option is
the least damaging.
Balancing the level of harm against the public benefits of the proposal, we believe that the proposed lift can
be justified. We are thus pleased to be able to confirm that we have no objection to make to this element of
the scheme - this would be our position if an application for listed building consent were to be made for the
lift as currently shown.
Obviously this is a case where thorough archaeological recording is necessary, as I am sure you agree.
29
Comments on proposed alterations to the Coach / Cart Shed, Louise Brennan, 17th July 2014
The buildings archaeology report was very useful in establishing the date, function and development of the
various buildings in the stable yard and allows for an informed consideration of the significance of the buildings
and the impact of what is proposed.
As I understand it the approach to be taken is to undertake repairs to the back wall of the laundry building
(which clearly needs action) using traditional materials and techniques and to then present the Laundry very
much as a historic space, with all the rare pieces of equipment, ironing table etc repaired and retained. Obviously
such an approach is to be welcomed, having the clear public benefit of conserving the building and opening it
to the public as part of the visitor route.
For the adjacent stables it is proposed that a similar repair approach will be adopted but the building will also be
converted to form an Education Space with related toilets and access.There are public benefits associated with
this proposal - increasing access to Kelmarsh as a whole for school parties.This building contains some features
of interest such as the decayed forge and it will be essentially that these are properly recorded before they are
removed, indeed a detailed programme of recording will be an important element of all the proposed work.
We note that the conversion also suggests the removal of the existing brick floor and replacement with a
limecrete floor. Because the stables has been altered over the years the brick floor does lend the interior
a strong historic character - thus we are concerned that it is removed and not reinstated that the historic
character of that space will be harmed and it would appear as a rather bland room, giving little hint to its
historic development - aside from the loss of historic fabric. I had a similar issue with the conversion of the
17th century barn at Hardwick Hall - a building that had been altered in the late19th century and retained few
historic features internally.The National Trust initially wanted to remove the stone flagged floor and replace with
a limecrete and lino finish as the building was to become the main restaurant. We did persuade them to retain
the flags and I am very glad they did as the interior would have little historic character without that surface.
If I remember correctly, the reason to remove the brick floor was a concern about tripping with school party
use. We would ask you to consider if the brick floor could be repaired and retained in situ - it appears pretty
level in the photograph provided - and many education spaces in historic properties work with traditional
floor surfaces (the Education Room at Bolsover Castle for instance retains its stone sett floor and we have no
issues with that in terms of use). If this is really not possible we would recommend that the floor is re-laid on
top of the limecrete.
30
11.0CDM
Architect’s Risk Assessment
Within the catchment of any high risk sites (COMAH, Military, Airports)
No
11.1 Existing Environment Health and Safety Design Review Agenda
11.1.1 The Existing Environment
Security
Surrounding Land Use
There is a CCTV system in place at Kelmarsh Hall. There is no history of vandalism , arson or anti-social
behaviour at Kelmarsh Hall
Kelmarsh is an eventful site. Weddings are an important consideration as the construction phase is likely to be
occasionally noisy, unsightly and dusty. The gardens will remain open throughout the project and once access
to the walled garden is to the side of the laundry. The current guided tour system will remain in place until
the project is done and the new system implemented. Again there should be consideration of noise, dirt and
visual impact. Parking is another important factor as the stable yard is currently the staff parking area. As well
as staff, the impact of the project on the overflow car park, public car park and adhoc parking in front of the
Hall should be considered.
Services
General ground conditions
There has been a lot of ground movement adjacent to the laundry (north west elevation) from existing Yew
and Spruce trees, causing severe damage to the walls in the ironing room. The ironing room has been declared
unsafe to work in until a new scaffolding system has been installed.
Contaminated land or records of mining
Due to being a private, residential estate, it has never been a mining site and the land will not be contaminated.
The Hall is connected to mains electricity, water and telecoms, therefore these can easily be extended to the
basement where necessary. The laundry is connected to electricity, the supply of which is adequate, and the
water supply, but this requires improvement.
Radon
Infrastructure adjacent to site
Having consulted the government website for radon areas in the UK, Kelmarsh is in a high risk area. A radon
test at Kelmarsh is recommended.
Access to the site is sufficient and no special road restrictions or re-routing of paths is required. The A508 is a
sufficiently major road for access not to be a problem. The width of the historic gateway for lorries however
is something to consider. The public rights of way routes are not known at this point.
Wildlife concerns
There are no hazardous materials or substances on site or adjacent to the site area.
An ecologist visited the site in December 2013 and found no evidence of bats or breeding birds in the Hall
basement, tunnel or laundry. There are no ponds within 250m of the Hall or laundry so there is little suitable
habitat for amphibians. No additional surveys were recommended by the ecologist. The removal of the trees
adjacent to the laundry are to be removed during winter months prior to commencement of the bird breeding
season.
Unusual historic issues, climatic conditions, transport systems
Condition of the existing structure
The site is not located on or near to any old munitions sites, or underground railways. There are no unusual
weather conditions, no springs, acute flooding or sub-ground aqua systems at the site.
The condition of the rear walls of the ironing room in the laundry are the primary concern. See appendix G
Existing storage of hazardous materials or substances
31
Asbestos
11.1.4 Further Information to be commissioned
An asbestos survey is to be undertaken
- Site Investigation Studies – Radon
- Refurbishment and demolition asbestos survey
H & S concerns relating to historical use of site
There is no indication of previous uses causing potential for contamination elements
11.2
Construction Phase Health and Safety Design Review
11.2.1 Outline Site Access Proposals
Archaeological concerns
The removal of the stair in the north quadrant in the Hall will require thorough archaeological recording, as
well as the ironing room walls in the laundry. Features such as the forge, ceiling fabric and brick floor in the
education space should also be recorded.
11.1.2 Client’s Undertakings
The main commercial income for Kelmarsh Hall is generated through weddings. Secondary activities are visitors
who enjoy the grounds and gardens and guided tours of the house.
The contractor will need to be sensitive to these activities and plan noisy work, for example when Gibbs’ stair
is removed, around current activities.
The client may wish to consider the following activities which may have an impact on income obtained through
weddings, or the visitor experience:
• Services installations, re-grading of paths around the coach/ cart shed - access to Walled Garden restricted,
consider diversion
• The need for convenient site storage areas - possible impact on view of house for wedding parties
11.1.3 Extent of Existing Information
-. CAD Drawings – the architect’s drawings were created using the survey information provided by Global Surveys and GSS Architecture and Ferguson Mann
- Utility service drawings
- Building and Topographical Survey (Global Surveys)
The entire Stable Yard will be required for construction, prompting issues with access. The contractor will be
allocated two parking spaces within the Stable Yard and additional parking will be required elsewhere within
the estate. It will be the contractor’s responsibility to transport people from the designated parking area to
the project site, perhaps via a shuttle bus. The drop-off point will be in the Stable Yard where the office and
welfare facilities will be located.
Contractors working in the Hall basement or the stairs in the North Quadrant will be required to walk from
the Stable Yard, behind the South Pavilion, through the South Quadrant and walk past the main frontage of the
house and into the Hall and basement. There is the potential for conflict as at the same time, visitors will be
arriving at the front of the Hall. This is to be discussed with Kelmarsh Trust and a solution discovered in the
next stage.
The access to the walled garden is to the west of the laundry. There will be a time when this access is blocked
off for the re-grading of the ground and another route will be used.
Deliveries will come via the A508, pass through the narrow gates of the Hall and use the approach road to the
House. This is the closest entrance to the Stable Yard but is also the principle entrance for staff, visitors and
wedding guests visiting Kelmarsh. The gates need to be measured to work out the clear width, and it may be
necessary to limit the size of delivery vehicle.
It is proposed to limit the size of delivery vehicles and restrict deliveries to outside public opening hours. The
Hall will be open to the public between 2pm to 4.30pm on Thursdays and Sundays, plus Bank Holiday Sundays
and Mondays in the summer months. They will also be open on Tuesday and Wednesday for schools and private
groups. Since the road is narrow and will not allow a lorry and a car to pass, someone from the contractors’
team should guide the vehicle down the road. Grass verges should be protected throughout the project, which
restricts visitor parking, as the verges are used during peak times.
- Drainage
32
Delivery vehicles will not be able to turn at the entrance to the Stable Yard, therefore it is suggested that they
use the east quadrant for turning around and then drop materials at the entrance to the main car park. A
smaller vehicle will be employed to transport the materials immediately for storage in the Stable Yard.
11.2.2 Outline Site Set Up Proposals
The Stable Yard will be used as the hub of the contractor’s activities. Cabins for welfare, offices and storage of
materials will be placed here, perhaps stacked to save space. Since the rear wall of the laundry is being taken
down towards the beginning of the project the undergrowth behind the laundry should ideally be cleared
before site set-up.
11.2.3 .Outline consideration of locations of key plant and storage positions
It is important to note the machinery access issues to the north west of the Laundry, with regards to the tunnel
and the removal of the trees and earth against the Laundry walls. Firstly, the gap between the laundry and
the existing laurel is narrow and the removal of the laurel should be prioritised so machinery can gain access.
Secondly, the position of machinery in relation to the tunnel will have to be calculated carefully as the weight
could cause the collapse of the tunnel. It is recommended that the tunnel is propped internally whilst work is
going on. There will be a constant risk of the wall collapsing during opening up works and alterations.
Cabins should not prevent access to the Walled Garden as this should be kept clear for as long as possible. The
arrangement of the cabins should allow access to the Gardener’s store and for the resident of the Coachman’s
Cottage to have access to their front door. It would be beneficial if a clear pathway could also be maintained
to the gate in the Stable Yard that leads to the South Pavilion and Quadrant, as this will be used by contractors
to reach the North Quadrant.
In the main Hall, careful consideration will need to be given to discrete signage, notifying access so that visitors
do not accidentally enter a construction site.
The installation of the new platform lift in the Hall will mean there is temporarily no wheelchair access. A stair
climber could be used in the adjacent corridor to gain access.
A store for materials for the works in the Hall basement and stairs should be located away from the main
frontage, as this is regularly used for photographs.
As part of the activity proposals, through the construction phase, enhanced access will be provided for visitors
to see the work being carried out. The key areas for access are:
• The area around the servant stair in the hall basement
• The sash window to the Wash Room to provide views into the Laundry
• Access to the rear of the laundry to see the re-building of the rear wall
The safety implications will need to be considered in detail as part of the contractor site set up.
33
12.0 COST PLAN
This formal cost plan has been prepared in accordance with the RICS guidance note RICS new rules of measurement 1: Order
of cost estimating and cost planning for capital building works. This cost plan is a progression from the previous which established
a realistic cost limit for the project and has enabled cost checking of cost significant components and cost targets as more design
information and further information about the site has become available.
Overview of Cost Plan at end of design development:
This cost plan reflects the development of design since Work Stage C as shown by the Architect’s and Engineers drawings and the
room data sheets. Risk allowances are shown on the summary.
The following notes apply:
1. This cost plan has been based on the following Architect’s drawings: 234914 001B, 002A, 003A, 021, 022, 023, 024, 030, 031, 032, 033, 034, 201, 202, 203, 212, 213, 214, 215C, 216C, 221, 222, 224 issued 29th September 2014, 201 with materials as issued 30th September 2014 and room data sheets issued 9th October 2014, all as subsequently varied by Architect’s instruction.
2. This cost plan has been based on the following David Smith Associates Stage C report dated 7th October 2014 and drawings numbered 13/16776/20B, 100, 101, 102, 103, and104 as issued 20th October 2014, all as subsequently varied by Architect’s instruction.
3. This cost plan has been based on the Martin Thomas Associates Ltd stage D design report including drawings numbered M001, M002, E001, E002, E003, E004, E005, E006 issued 2nd October 2014 and subsequent recommendations for additional provisional sums, all as subsequently varied by Architect’s instruction.
4. This cost plan is based on the information available and provided to the quantity surveyor at this stage. Risk allowances have been included for those items that can reasonably be assumed to have a potential impact on the final costs but cannot yet be defined. Except where expressly shown, no allowance has been made for diversions of existing services which are understood to be outside the scope of these works.
5. Value Added Tax in relation to buildings is a complex area and it is therefore recommended that VAT be excluded from order of cost estimates. It is further recommended that specialist advice is sought on VAT matters to ensure that correct rates are applied the various aspects of this project. It is understood that advice already obtained is that all and any input tax paid by the employer will be recoverable. This cost plan makes no allowance for VAT.
6. More detailed build-ups accompany the summary which show the assumptions made in respect of scope of work and specification at this stage. For clarity, full details are included with this cost plan, and all previous versions should be ignored.
7. Allowances for professional, local authority and other fees that will be payable are excluded from this cost plan.
8. No allowances have been made for inflation at this time but a recommendation has been made to allow 7% uplift to cover the period to 3rd quarter 2016.
34
13.0PROGRAMME
Kelmarsh Project Delivery
Jun
1
8 15 22 29
2015
2016
Jul
Aug
Sep
Oct
Nov
Dec
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Jan
6 13 20 27 3 10 17 24 31 7 14 21 28 5 12 19 26 2 9 16 23 30 7 14 21 28 4 11 18 25 1 8 15 22 29 7 14 21 28 4 11 18 25 2 9 16 23 30 6 13 20 27 4 11 18 25 1 8 15 22 29 5 12 19 26 3 10 17 24 31 7 14 21 28 5 12 19 26 2
9 16 23 30
2017
Feb
Mar
6 13 20 27 6 13 20
RIBA Stage 4
Client authorisation to proceed
Appointments incl approved inspectors
Measured surveys, trial holes and drainage
Condition Surveys
Architect Scheme GA's
Architect Elevations and area details
Architects Details and Component drawings
Architect External Works
Architects Schedules
Structural scheme
Structural calculations
Structural details and specification
Services - infrastructure
Services Scheme - detailed layouts
Services scheme - specification
Specification
Clear planning and lbc conditions
Development of fire strategy
Issue application for building control
Building control application period
Clear building control condiitons
Bill of quantities
Value Engineering
Tender Documents
Tender enquiries
Tender period
Tender review
Tender report
Tender interviews and agree with HLF
Appoint contractor
Mobilisation
Site setup
External works
Site clearance for drying area
Excavation around site for services trenching
Regrading of surfaces and new finishes, east of hall
Regrading of surfaces and new finishes, stable yard
Removal of Yew Trees and carefull taking down of rear wall
Excavation, underpining and stair former for external stair
New stairs
External repairs to laundry and education space
Education space
Strip out temporary works
Excavations and ground works including drainage
Underpinning and new slabs
Roof repairs and carpentry
Internal masonry
Structural repairs
1st fix carpentry
First fix M&E
Joinery, new doors and windows
Finishes
Decorations
Fitout packages
Second fix m&e and sanitaryware
Laundry
Protection packages
Excavations and ground works
New retaining wall and rebuilding of laundry wall
Internal masonry
New stairs
Installation of lift
Roof repairs and carpentry
1st fix carpentry
Conservation packages - Fabric
First fix M&E
Joinery, new doors and windows
Conservation packages - fixtures and fittings
Finishes
Decorations
Second fix m&e
Hall Principal Floor
Protection packages
Excavations and ground works for lift
Structural works including basmeent floor
1st Fix M&E, icnluding diverting mains services
Install lift
New floors
Upgradiung of fire doors and protection
Finishes
Decorations
Hall Basement
Protection packages
Fireupgrade works
Works to servant stair
Conservation packages - Fabric
First fix M&E
Conservation packages - fixtures and fittings
Finishes
Decorations
Second fix m&e
1
8
6
6
6
4
2
4
1
4
4
10
2
2
4
2
4
4
2
2
1
1
1
4
8
4
2
2
See education space
4
6
2
2
6
4
2
1
2
2
4
4
2
2
2
2
4
1
1
2
2
8
1
12
8
4
1
Defects/Handover
Site clean and Dismantle site
35
14.0 NEXT STEPS
1.0 Actions for Delivery Phase
Access
•
Way-finding techniques should be clear for direction into visitor centre from disabled parking
Archaeological
•
Watching brief should be maintained through the works
•
Any original wear marks on the walls and floors should be photographed and put on a measured drawing if required
Structural
•
A trial hole will need to be excavated on the external elevation of the damaged North wall of the Laundry. This will enable us to determine the full construction type and foundation type and depth of the existing wall construction
•
A further trial hole will need to be excavated at the junction of the Laundry’s North wall and the rear wall of the garages. This is to determine if underpinning will be required for the proposed external access staircase to the Laundry building
Architectural
•
Archaeological recording of smithy and loose box
•
Paint analysis to provide further evidence of paint schemes and further detail on the timeline for the Coach/ Cart Shed
•
Review of the fire escape strategy with building control authority
•
Identify work to be carried out by volunteers, such as limewashing, doff cleaning and decoration of metal work
Services
•
Fire strategy and risk assessment to be provided by client
•
Interpretation design requirements from interpretation team
36

KELMARSH HALL AND GARDENS

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