Planning
Conservation Historic Farm Buildings
Last revised: 7 October 2008
Introduction
It is a sad fact that relatively few historic farm buildings
have a meaningful role in modern life. Many are neglected and are in a state of serious dilapidation
or decay. It has been estimated that over the country at least one traditional barn each week is destroyed
without trace, and often without record.
A Picture of "New Farm
Sharcott
Kennet
district is no exception to the general picture of redundancy and decay. Even though the best examples
are listed as being of special architectural and historic interest, there has been an alarming number
of losses in recent years and surviving examples of threshing barns, granaries, malt houses, dovecotes
and stables are becoming increasingly rare.
The aim of this information is to encourage owners to do all within their powers to preserve these buildings for the enjoyment of future generations.
A Picture of a "Former Barn Lottage Road Aldbourne
Architectural, Aesthetic and Historic Importance
Much of England’s agricultural history is encapsulated in traditional farm buildings; they are as important to the countryside as the field patterns and boundaries associated with them in helping to create local identity and sense-of-place. The layout of agricultural buildings on farmsteads can give us insight to how they originally functioned; they can also indicate past types of production and agricultural development; barns are commonly the most important of farm buildings and there is a great diversity across the country. They can be impressive in size and important local landmarks. Other buildings, such as carthouses, granaries, workshops, dovecotes, cheese lofts and cider houses are equally significant in portraying regional distinctiveness and can contribute to the historic character of a site.
Traditional farm buildings are also 'structural documents' of our rural past. Some buildings, such as the 14th century Cruck barn near Ogbourne St. George or the Great Barn at Avebury are particular, outstanding examples of structural craftsmanship. Although a complete and uninterrupted timber frame of a barn is most awe inspiring when a structure remains open from end to end, most historic farm buildings have architectural interest in their own independent way; the use of vernacular materials, such as combed wheat reed, cob or elm boarding are key not only in architectural terms but also in creating architectural/regional distinctiveness. Constructional details such as timber frame jointing, and technological refinements, such as horse gins, (which were added to barns to assist in the mechanised threshing of corn) can also tell us a considerable amount about early construction
Above is two drawings
-
is a Typical lap dovetail found in post and truss timber framed barns
-
a horse gin attached to a barn - based on The arrangement at Park Farm Chilton Foliat
Approaches to Repair
Whether
intentional or not, the deterioration of old farm buildings is almost entirely due to neglect. The regular
inspection, maintenance and repair of traditional buildings is essential if expensive future repairs
are to be avoided. Water ingress is the greatest enemy of most historic buildings; this can establish
rot and insect infestation - the effect of which is cumulative and can ultimately lead to the collapse
of a building. Basic measures such as ensuring a roof is water tight, clearing gutters and downpipes
and removing climbing plants such as ivy, (which can keep areas of a building damp) can prevent long
term problems yet are simple and economic to carry out. Planned routine maintenance is therefore the
most effective way of preserving any building.
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In
considering significant works to a building it is essential at the outset to identify the precise cause
of any problems before remedies are specified. Ideally an investigation should be in two stages. A preliminary
survey should be a type of archaeological investigation seeking to analyse historical development and
items of special interest. The second stage should focus on structural condition. Fortunately this is
often comparatively simple as the principal components are usually clearly visible. Once evidence has
been gathered on the evolution and physical condition of the structure, drawings (usually at 1:50 scale)
of side walls and trusses can be prepared, areas of decay can then be highlighted and from this, proposals
can be devised.
The primary purpose of repair is to restrain the process of decay without damaging the character of the building, altering the features which contribute to its historic or architectural importance, or unnecessarily disturbing or destroying the historic fabric. Repairs should be undertaken sensitively, using appropriate materials and techniques. Where repairs are not possible, any replacement of fabric/features should be carried out on a like for like basis. Repairs to a timber frame, for example, should be in new oak and of the same section and dimensions as existing. Using the wrong material could result in damage and decay e.g. using cement mortars instead of lime for historic masonry can result in spalling and erosion, resulting in the need for expensive repairs. The council's conservation staff can advise further on appropriate methods of repair and maintenance, but what happens when major defects have already begun to develop?
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First Aid
In cases where extensive works are necessary,
owners may initially
consider first aid repairs rather than comprehensive restoration. The object of first aid it to prevent
further deterioration so that at some future date more permanent repairs can be carried out. This approach
will frequently represent a cost-effective solution in the battle to save old farm buildings. Examples:
At ground level timber frames normally stand on a plinth of bricks,
flints or sarsen stones. If this becomes saturated due to rising damp, or if the ground level is allowed
to rise up near the timber there is a danger it will cause rot in the sill plate. A gravel filled trench
at the foot of the wall can assist by improving drainage and by preventing splashback by rain drops
falling from a thatched roof.
In cases where structural movement has
resulted in outward leaning walls, or racking of the roof, the use of wire hawsers tightened by a turnbuckle
might be a sensible precaution. No attempt however should be made to pull a timber structure back into
its original position as this can cause damage to joints and other undesirable movement/decay in the
structure.
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Information, Advice and Financial Assistance
As stated, effective conservation or restoration requires a thorough understanding of the building or site. Obtaining specialist advice early on in any conservation/restoration programme will minimise the risk of expensive delays, unexpected problems or the destruction of significant historic fabric/features. Even if the building is not listed, its importance in terms of its architectural, historic and landscape value will often need to be assessed at the very outset of any development.
The first port of call when seeking advice should be the local authority. In terms of financial assistance however, KDC unfortunately no longer offers grant funding. The Department for Environment, Food and Rural Affairs (DEFRA) under the Defra Agri-Environment Scheme and Environmental Stewardship Scheme does however offer advice and assistance on grants for environmental land management and building conservation. English Heritage can also provide grant assistance and offer a broad range of advice on the management and repair of listed historic buildings, specifically through its HELM (Historic Environment Landscape Management) project.
The Farming and Wildlife Advisory Group (FWAG) are further able to offer practical on-farm advice on the integration of all aspects of farm conservation management. The contact details for all bodies mentioned are listed below.
Owners of listed farm buildings have an obligation to look after them. Where listed buildings fall into serious disrepair the council can use legal procedures to ensure remedial works are undertaken and recover the cost through the courts. The council uses these powers reluctantly but is prepared to employ them where other attempts to ensure the preservation of a listed building in its area have failed.
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Listed Buildings
With agriculture occupying around 70% of the land area of England, current farmers are now the owners and managers of a major part of the nations cultural heritage. It is estimated that farmland in England includes over 120,000 recorded ancient monuments, nearly 10,000 of which are designated as scheduled monuments. In addition, 30,000 working farm buildings and a further 30,000 farmhouses are on the statutory list of buildings of special architectural or historic interest.
Listed buildings are protected under the Planning (Listed Building and Conservation Areas) Act 1990; the conservation section of Kennet District Council will be able to provide a information as to whether a building is listed or not and provide list descriptions of buildings that are included in the List as being of special architectural or historic interest.
Works that affect the character or interest of a listed building or a building erected within the curtilage of a listed building prior to 1948 will require listed building consent. Works that require consent can range from demolition to re-painting.
General maintenance and like for like repairs do not require permission however large programmes of work/significant alterations/re-building/structural works will likely require consent. It is a criminal offence to carry out unauthorised works and the penalties for this can be heavy. If there is uncertainty about whether LBC is required or not, it is always best to contact the conservation team at your local authority.
New Uses
Finding a complementary new use for an old farm building is not easy. Imaginative adaptations, however, can sometimes be very successful. Recently the gable end of a listed timber framed barn has been adjusted to allow tall modern farm machinery to obtain access. In another case a small barn has been allocated to a nearby house for use as garaging. At Southcott, Pewsey, a thatched threshing barn is now being used for the production of organic cider where clean conditions are maintained by the provision of a 'bus shelter' type structure which is portable within the barn. With inventiveness there are many options but only conversions that involve minimal alteration to the basic form, character and setting of listed historic buildings are likely to be successful. Proposed conversions of barns for example, to habitable accommodation are likely to be less successful than conversions to an open plan workshop/garage. In Ogbourne St George a new owner of a dilapidated barn gained permission for its conversion as an office and unheated display room for building materials – minimum intervention is always the key factor to consider. Owners of historic farm buildings are encouraged to discuss sympathetic new uses with conservation staff at the council, especially if listed building consent or planning permission will be required. Works carried out with the benefit of listed building consent may qualify for zero-rating for the purposes of Value Added Tax.
Owls and Bats
Old farm buildings are often inhabited by bats, owls, swallows, swifts and house martens which are protected species. If the presence of bats is evident or even suspected, it is obligatory to consult English Nature and to give them time to provide advice. All entrances and bat roosts are protected and may not be disturbed without first obtaining expert advice. Similarly, protected birds cannot be disrupted during the nesting season. Barn owls, in particular, enjoy special protection and may not be disturbed unless a licence has been obtained from English Nature. In submitting an application for listed building consent for major works to a listed barn, it is quite likely you will be expected to undertake a wildlife survey as additional information.
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Useful Contacts
Some
useful contact names and addresses are listed below:
DEFRA
- Environmental Stewardship, DEFRA RDS, Block Three, Government Buildings, Burghill Road, Westbury-on-Trym,
Bristol, BS10 6NJ
English Heritage - South West
Team Conservation Group, 29 Queen Square, Bristol, BS1 4ND
Society
for the Protection of Ancient Buildings, (SPAB) - 37 Spital Square, London, E1 6DY
English
Nature - Southern Region, Prince Maurice Court, Hambleton Avenue, Devizes, SN10 2RT
This
information is one of a series of Conservation Guidance Notes produced by Kennet District Council. For
an up-to-date list, or if you require further information or advice, please contact:
Planning
Services, Browfort, Bath Road, Devizes, Wiltshire, SN10 2AT. Tel: (01380) 724911
Please
Note: Except for the Great Barn at Avebury most farm buildings are not open to the general public. Privacy
should be respected and permission obtained prior to visiting.
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Kennet District Council
Browfort
Bath Road
Devizes
Wiltshire
SN10 2AT.
01380 724911
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