MarkStephensBA(Hons)DiplArchARBRIBACPHDMRIAI

RIAIConservationAccreditedIII

Fr. Kellys Thatched Cottage, Church View, Main Street, Adare, Co. Limerick

Restoration,renovation&extensionofexistingthatcheddwelling

CONSERVATIONREPORT

May2019

MarkStephensArchitects,BridgeStreet,Swinford,Co.MayoTel:0851594084Email:info@markstephensarchitects.com

Web:www.MarkStephensArchitects.com

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CONTENTS:

1.00INTRODUCTION 3

2.00HISTORICALBACKGROUND 5

3.00CONSERVATIONPRINCIPLES 18

4.00SUMMARYPROPOSALS 19

5.00DETAILEDPROPOSALS 20

6.00ASSESSMENTANDCONCLUSION 26

7.00APPENDICES 27This conservation report has been drafted byMark StephensArchitects at therequest of the applicants and owners of the thatched cottage (Fr. Kellys) inChurch View, Main Street, Adare, Co. Limerick for the planning application toLimerick City & County Council to restore, refurbish and extend the existingthatchedcottage.MarkStephensMarkStephensArchitectsMay2019

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1.00INTRODUCTION1.0.1 This Conservation Report has been produced for the applicants and

ownersof the thatchedcottage (Fr.Kellys) inChurchView,MainStreet,Adare,Co.LimerickfortheplanningapplicationtoLimerickCity&CountyCounciltorestore,refurbishandextendtheexistingthatchedcottage.

1.0.2 Thepurpose of this report is tomake an assessment of the importanceandconditionofthebuildings,considertheirconditionandotheractionsthat are necessary to secure the buildings (including conservationrepairs).

1.0.3 The House is described in Limerick City & Council list of protectedstructuresasFr.Kellyswithreferenceno.862

1.0.4 The house is also listed in buildingsofireland.ie (National Inventory of

ArchitecturalHeritage)undersamereferencenumber:21824079:

1.0.5 ThisreportisbasedonmyprofessionalresearchandopinionsasanRIAI

Registeredarchitect,accreditedinConservationGradeIIIwithextensive

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priorconservationexperienceworkingintheIrelandandUKonListedBuildingsforover20yearsasanMRIAIRegisteredArchitect,ARBRegistered,RIBACharteredArchitect.

1.0.6 ThisreportshouldbereadinconjunctionwiththeArchitects’DrawingsandDetailspreparedbyMarkStephensArchitects.

1.0.7 IncludedintheAppendixarephotographsoftheexistinghouse.These

photographsformthedocumentationofthebuildingpriortoanyworkscommencing.Itisalsoproposedthatphotographswillbetakenateverystageoftheconstructionprocessinordertoshowthatconservationprincipleshavebeenusedthroughout.

1.0.8 Aseverythingwithinthecurtilageofthesiteisalsoprotected(aswellas

thehouse);theoutbuildings,shed,wallsetc…arealsodeemedtobeprotected.

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2.00HISTORICALBACKGROUND2.0.1 AdarederivesitsnamefromtheIrishfortheFordoftheOaks(AthDara).

TheearliestwrittenrecordconcerningAdaredatesfrom1226butin1839aVikingcoinhoardwasdiscoverednearbythatmayhavebeenconcealedearlyinthesecondhalfofthe11thcentury.

2.0.2 ThevillageofAdarewassituatedeastoftheMaigueRiverinancient

times.Over150yearsagoAdarehadtheappearanceofanoldvillagewhosegrowthhadbeengradual.Itcontained114housesmanyofwhichwereoldandbadlybuiltbutastheleasesfelldueLordDunraven,theproprietordemolishedmanyoftheseunsightlydwellings.ThevillageowesitspresentappearancemainlytoEdwin,theThirdEarlofDunraven(1812-1871)whowasannOxfordMovementconverttoCatholicismandanimprovinglandlordbestcommemoratedinthearchitectureofhisvillage.

2.0.3 Today,AdareismoretypicalofanEnglishsettingratherthanIrishwith

itswidemainstreetthatislinedwiththatchedcottages.Mostofthepresentvillageislocatedtothewestoftheriver.

2.0.4 AdareManor:TheplansfortheManorHouseasitexiststodaywerebegunin1832.Untilthen,the2ndEarlofDunravenandhiswife,LadyCarolineWyndham,livedinaGeorgianhouseknownsimplyas“AdareHouse”andbuiltinthe1720sbyValentineQuin,grandfatherofthe1stEarlofDunraven.Bythe1830sWindhamHenryQuin,the2ndEarl,waslaidlowbyacripplingandpainfulcaseofgout.Onceanactiveoutdoorsmanandnowlargelyconfinedindoors,hewasdesperatelyinneedofdiversion.HiswifeencouragedhimtoimmersehimselfintheimmenseandcomplextaskoftransformingtheirhomeintoaspectacularmasterpiecemodelledafterthegreathousesandcathedralsofEurope,inthehopesthatworkingontheplanswoulddistracthimfromhisailment.Asitturnedout,itwasamagnificentandtimelysuggestion:thebuildingofAdareManorprovidedlabourforthesurroundingvillagersduringtheterriblepotatofaminethatdevastatedthecountryduringthemid-19thcentury.Thehousewasbuilttothehigheststandardsofthedaybytalentedlocalcraftspeople,whilethe2ndEarltravelledIreland,EnglandandcontinentalEuropeinsearchofarchitecturalinspiration.Duringthistime,LadyCarolineDunravenalsoestablishedaSchoolofNeedleworktodevelopmarketableskillsandemploymentopportunitiesforlocalwomen:someoftheirmagnificentworkgracedthewallsoftheManorHouseforgenerations.AdareManorisatributetotheDunravens’senseofexuberance,wit,andstyle.Anexampleofarare‘CalendarHouse’,AdareManorisadornedwith365leadedwindows,52ornatechimneys,7stonepillarsand4towerstomarktheannual

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tallyofdays,weeks,andseasonsinayear.TheManorHouseisreminiscentofachateau,sharingmanyfeaturesofthe19thcenturyGothicRevivalinBritainandIreland,anddrawinginspirationfromaromanticviewofthechivalricpast.Thebuildingdisplaysawealthofgargoyles,heraldryanddecorativestoneandwoodcarvings.ManyofthesecarvingsshowcreaturesandmonstersfromtheBestiary,amedievalbookofmythicalbeasts.Theinteriorspacesaredesignedonagrandscale.OneofthemostrenownedinteriorspacesisTheGallery:a132footlong,26½foothighexpanseinspiredbytheHallofMirrorsinVersaillesandlinedoneithersidewith17thCenturyFlemishchoirstalls.

Bythe1860sthisgrandprojecthadtransformedthefamily'sseat—atypicalGeorgianmansion—intotheromanticNeo-GothicgemthatisAdareManor.ThoughLadyCarolinewenttogreatlengthstoestablishthemyththatAdareManorwasplannedentirelybyherhusbandwithoutanarchitect,itisfairlycertaintodaythatmuchofthedesignworkwasdonebyJamesPainwho,alongwithhisbrotherGeorgeRichard,hadbeencommissionedtodesignnumerouspublicbuildingsandcountryhomes.Overthethreedecadesofconstruction,otherrenownedarchitectsalsocontributedtotheplans:PCHardwickandAugustusPugin.JamesConnolly,alocalmason,supervisedtheactualconstructionuntilhisdeathin1852.

2.0.4 (Fr.Kellys)inChurchView,MainStreet,Adare,Co.LimerickTheterraceofthatchedcottagesinChuchView,MainstreetwereconstructedasplacesofresidencefortheemployeesofAdareManor.Theydatebackto1825andareamixofhouses,giftshops&restaurants.This‘Ornamental’cottagedesignwasfashionableintheearly19thCenturyundertheinfluenceofarchitectssuchasP.F.RobinsonandJohnNash.Inthe1820’sthe2ndEarlintroducedcottagesofthisstyletoAdare.Theserusticthatcheddwellingssetthestyleforfuturedevelopmentsinthetownandlaterbuildingsechoedtheoriginalarchitecture.

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Maps&Research

BelowisthemapofGriffith’svaluationshowinglandownershipdivisions(TheprimaryvaluationofIrelandorGriffith'sValuation-carriedoutbetween1848and1864todetermineliabilitytopaythePoorrate(forthesupportofthepooranddestitutewithineachPoorLawUnion)-providesdetailedinformationonwherepeoplelivedinmid-nineteenthcenturyIrelandandthepropertytheypossessed).ThisValuationshowstheEarlofDunravenastheimmediateleaserofthegatelodgeandlandinthisperiod.

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FurtherresearchintheLocalStudiessectionofthelibraryhastheleaserofthelatterlybuilthouseasPaddyGlennywhowasacarpenteratAdareManor.ThepropertywasthenboughtbyFatherJamesKellyandsubsequentlypurchasedagainbythecurrentownersHugh&BernadetteCampbell.

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ArcheologicalMap:ThemapbelowshowsthehouseinquestionandsurroundingbuildingsintheDepartmentofArts,Heritage,Regional,RuralandGaeltachtAffairsHistoricEnvironmentmaptogetherwiththespecificdetail:

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•BelowistheAerialpremiummapoftheterraceofhouses:

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•Belowisthe1888-1913Historicmapoftheterrace:

•Belowisthe1837-1842-Historicmapoftheterrace(black/white)

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•Belowisthe1837-1842Historicmapoftheterrace(colour)

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•Belowisthe6”Cassinimap(approx.1940’s):

2.0.4ResearchwasundertakenatthelibrariesinLimerickandotherphotographicsourcesbelowarerecordsandhistoricalphotographsofthethatchedcottagesinAdareandotherrelated/similarfeaturesinAdare:

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3.00SIGNIFICANTFEATURES3.0.1TheNIAHrecorditemisesthefeaturesthatgivethehouseit’sarchitecturalimportanceataREGIONALlevelintheARCHITECTURALANDTECHNICALlevel:Architecturalfeatures:Description Terraced three-bay two-storey thatched house, built c. 1830. Pitched thatched roof, overhanging and with red brick chimneystack. Rubble stone walls. Square-headed openings with replacement casement windows, timber lintels and red brick block-and-start surrounds and relieving arches. Square-headed opening with timber panelled half-glazed door, Red brick block-and-start surround and relieving arch. Rubble stone boundary wall with square-profile barrelled piers and cast-iron gate.

Appraisal:This terrace of thatched cottages is an unusual example of the English picturesque style in Ireland. These cottages were built outside the gates of Adare Manor at the beginning of the nineteenth century to replace a collection of earlier cottages. The terrace is a highly recognisable feature within the town, which is famous for these thatched houses. They form a group with the nearby structures on the Dunraven estate. Together these structures add much to the site next to the main entrance to Adare Manor. This example retains notable features such as the red brick surrounds and overhanging roof.

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4.00CONSERVATIONPRINCIPLESThe principles of our Conservation methodology will be using recognised conservation charters. The approach for any conservation methods will be based on the Venice and Burra Charters where all surviving historical features and details are to be retained as far as practically possible. More information on these Conservation principles can be found at: http://www.meath.ie/CountyCouncil/Heritage/ArchitecturalHeritage/ConservationGuidelines/File,5356,en.pdf Treatment of the windows and doors will follow Conservation ‘Best-Practice’ adhering to the principles set out in the documents below: http://www.clarelibrary.ie/eolas/coclare/heritage/pdfs/window%203.pdfandhttp://www.dublincity.ie/sites/default/files/content//Planning/HeritageConservation/Conservation/Documents/Windows%20-%20A%20Guide%20to%20the%20Repair%20of%20Historic%20Windows%202007.pdfTheproposedworkswillalsoconformtotheLimerickandCityCountyCouncildevelopmentplanandtheLimerickHeritagePlan:https://www.limerick.ie/sites/default/files/media/documents/2018-04/Limerick%20County%20Development%20Plan%202010-2016%20%28with%20variation%201-3%2C%205%266%29_0.pdfhttps://www.limerick.ie/sites/default/files/media/documents/2017-10/Heritage%20Plan%202017%20-2030_0.pdf WewillalsofollowtheacceptedprinciplesfromtheICOMOSCharteranditshouldbenotedthatthePlanningAuthorityisrequiredtorecognizetheDOEHLGStatutory‘ArchitecturalHeritageProtectionGuidelinesforPlanningAuthorities’andthattheseprinciplesrecognizethat“achangeofusemaybetheonlywaytoensurethesurvivalofthishistoricbuilding,particularlywhentheoriginaluseisnolongerpossible”.Theexistingbuildingwasasahouseandtheproposalsareasympatheticapproachtorestorethisoriginalresidentialusageasadditionalaccommodation.

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5.00SUMMARYPROPOSALS5.0.1 TheoutlinearchitecturalproposalsareshowninthedrawingsbelowinbyMarkStephensArchitects.:ExistingPlans:ExistingElevationsExistingSection:ProposedPlans:ProposedElevationsProposedSection:

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6.00DETAILEDPROPOSALS6.0.1 ItisproposedtoadheretotheVenice and Burra Charters where all surviving historical features and details are to be retained as far as practically possible. Where any part is missing (parts of the skirting boards and architraves for example) these are to be replaced in a similar material/profile with a new material (see an example of where this occurs below): Belowarelinkstotheguidelineseriesthatshouldbeadheredto:Iron–TheRepairofWroughtandCastIronwork:http://www.buildingsofireland.ie/FindOutMore/Iron%20-%20The%20Repair%20of%20Wrought%20and%20Cast%20Ironwork%20(2009).pdfWindows–AGuidetotheRepairofHistoricWindows:http://www.dublincity.ie/sites/default/files/content//Planning/HeritageConservation/Conservation/Documents/Windows%20-%20A%20Guide%20to%20the%20Repair%20of%20Historic%20Windows%202007.pdfItisproposedtodemolisharearextensionandsmalldetachedshedandtoconstructanewextensionaspertheplanningdrawings.Theexistingextensionandshedhavebeendocumentedviarecordinthefollowingdrawingsandannotationsas‘DocumentationbyRecord’

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6.0.2 IncreasingThermalPerformanceThefollowingaretheproposalstoincreasetheenergyperformanceofthehousewhilststilladheringtoconservationbestpractice.Theproposalsfollowtheadviceinthefollowingdocument:http://www.ahrrga.gov.ie/app/uploads/2015/07/Energy-Efficiency-in-Traditional-Buildings-2010.pdf•RoofInsulationwillbeaddedatceilingleveltothefirstfloor(quilt):

“Traditionalbuildingswerenotfittedwithatticinsulationatthetimeoftheirconstruction.Manyhavebeenupgradedsincebuttheremaybescopeforimprovingtheexistinginsulationlevelsinmanybuildings.Wherenoatticinsulationispresent,thefittingofitisaneasyandcost-effectivewaytoimproveabuilding’sthermalinsulation”

Ensuringadequateventilationabovetheinsulation(inaccordancewiththeBuildingRegulations)shouldbeadheredto.

•Walls

Externalinsulationcannotbeconsideredonthispropertyduetothehistoricexternalbrickandstonework.

TheproposalistointernallyinsulatetheexistingwallsusingabreathablesystemsuchasCaslithermorIsoverOptimasystem.ThiswillallowthestonewallstofullybreathyetalsoincreasethethermalperformancewithaprovenNSAIAccreditedsystemspecificallydesignedforperiodproperties.

•Floors

Itisproposedthattheexistingfloors(non-original)areremovedandanewbreathable,insulatedfloorbeintroducedusingGutexThermoFloorinsulationwithaDiathonitescreedover.Productdatasheetsareincludedinthisreport.

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6.0.3 Heating,Plumbing&ElectricalInterventionsThegeneralprinciplesofaddressingtheHeating,Plumbing&ElectricalinterventionsaredetailedinthepublicationbytheDepartmentofArts,HeritageandtheGaeltacht‘architecturalheritageprotection–GuidelinesforPlanningAuthorities’;namely:

The Installation of New Services

The introduction or alteration of services within the interior of a protected structure requires extremely careful consideration in advance. Where such proposals are made for an important interior the applicant should be able to show that detailed consideration has been given to the location and design of all proposed cabling, trunking, pipework, ductwork, air-handling units, boilers, radiators, grilles and all other new items to be installed. The location and design of the installation should be approved by the planning authority prior to any works commencing. Where the installation of new services and equipment has the potential to overload an existing structural system, the proposals should be reconsidered. In these circumstances, specialist advice may be needed.

Exposed runs of electrical trunking or pipework and ducting can be detrimental to the character and appearance of a good interior, as can poorly considered central-heating systems. However, the disruption to a protected interior and its finishes by attempts to conceal new services can also be harmful.

The installation of an intruder alarm system can have a significant impact on the fabric of a historic building. Great care is needed in selecting and locating the necessary devices and wiring. It may be acceptable for electrical wiring to be chased in, providing this does not involve unacceptable damage to important fabric or finishes. Where sensitive or rare finishes exist, surface mounting may be required and if so, it should be carefully planned in advance to avoid unacceptable visual disruption of the interior. Details of the proposed installation should be approved by the planning authority prior to any works commencing.

Alterations connected with service installations should be reversible and should not involve the loss or damage of features such as floor finishes, skirting, dados, panelling or doors.

New service installations necessary to the present function of a room should be designed, located and fixed so as not to detract from the historic interior. Where a proposed change of use, or the intensification of a current use, requires enhanced levels of services, the effect on the historic interior should be assessed. In this case, the new use of a fine room required the installation of an obtrusive lighting rig which is not only visually inappropriate but which requires extensive fixings through the decorative plaster ceiling

The method of providing or upgrading the services in a high- quality interior should be considered from the earliest stages of design. The location of pipe or cable runs and fittings should be chosen to avoid conflict with historic plasterwork, joinery or decorative finishes. Consideration should also be given to locating water services away from important elements of the interior to avoid potential damage from burst or leaking pipes

Depending on the character of the interior, it may sometimes be acceptable to provide new service installations in a distinctively modern manner. Surface mounting requires minimal contact with and disturbance of the historic fabric, therefore enabling relatively easy removal. However, consideration should be given to the potential effect of fixings on the fabric of the building

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DetailedProposals-Heating,Plumbing&ElectricalInterventions

HEATING&PLUMBING

Theheatingsystemforthenewhousewillbeextendedfromthenewextension;thatisanAirtoWaterheatpumpwithunderfloorheatinginthenewDiathonitescreed.

ELECTRICAL

TheproposedspacesareverysimilartotheexistingbutitisenvisagedthatnewelectricalworkwillberequiredfromasafetyaspectthatwillneedtobecertifiedbyaReccieElectrician.

6.0.4 ExternalWorks

Belowisadetailedresponseregardingtheboundarywallsatthefrontandtherearoftheproperty.Followingthecarefulcleaningofanymoss/weedsfromtheboundarywalls,thefollowingshouldbeundertaken:Wherethereisnoticeablemortarlossfromthethejointsbetweenthestonesorwherethereisalossofpinning(smallerstones)fromthelargermortarjointsthenthewallsshouldbere-pointedusingthefollowingmethodstatement:1. Anypinningstonesshouldbereplaced2. Alimemortarshouldbeusedwhichmatchestheoriginal.Generally

forexteriorapplicationswherecompressivestrengthisrequiredwewouldrecommendaNaturallyHydratedLimeof>=5Nto<=15N/mm2(NHL5).Generallyhoweveranynewlimemortarshouldbecompatiblewithwhateverlimemortaralreadyexists.

3. UndernocircumstancesshouldanymortarbeusedthatcontainsanyPortlandbasedcement

4. Thepointingstyleshouldmatchtheexisting5. Thepointingthenshouldbecarriedoutinthefollowingstages:

a. RakingOutb. Washingout/Brushingdownc. Mortarmixingd. Dampeninge. MortarApplicationf. PinningInsertiong. Galletingh. Beating/Finishingi. ProtectionandCuring

Detailsofeachofthesestepsisdetailedinthebook‘LimeWorks–usinglimeintraditional&newbuildings’byPatrickMcAfee.ThisandfurtherreferencereadingmaterialisincludedintheBibliographyandReferences(Section5.0).

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7.00ASSESSMENTANDCONCLUSIONThefollowingisaconclusionoftheconservationandproposals:Inlightoftheresearchandanalysisofthisreport,wefeelthatourproposalswillresultinthesympatheticrestoration,refurbishmentandextensionof‘Fr.Kellys)ThatchedCottageinAdarewhichisataREGIONALlevelintheARCHITECTURAL TECHNICAL categoriesofspecialinterest:Thefollowingfactorsalsocontributetothisassertion:Alloftheitemsthatwould be considered the characteristics of special interest and would be considered as important from a regional nature have been retained or sympathetically repaired or replaced where necessary, namely: Pitched thatched roof, overhanging and with red brick chimneystack. Restored as per included method statement Rubble stone walls. Repointed where required with Natural Hydraulic Lime NHL 3.5 as required Square-headed openings with replacement casement windows, See Method Statement included as appendix regarding Windows timber lintels and red brick block-and-start surrounds and relieving arches. Square-headed opening with timber panelled half-glazed door, See Method Statement regarding the front door red brick block-and-start surround and relieving arch. Rubble stone boundary wall with square-profile barrelled piers and cast-iron gate. AllfeatureslistedintheNIAHdescriptionaretoberetainedandrestored:Itismyopinionthattheproposalsasoutlinedwillprotectandretaintheoriginalspaces,fabric,characterandintegrityofthisbuildingofREGIONALlevelintheARCHITECTURAL TECHNICAL categoriesofspecialinterestandthattheimpactoftheseworkswillbeminimaltotheprotectedstructure. .

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8.00BIBLIOGRAPHYANDREFERENCES

1. ‘LimeWorks–usinglimeintraditional&newbuildings’-PatrickMcAfee.ISBN 978-I-906429-08-9

2. DryStoneWalls–LawrenceGarnerISBN07478062093. IrishStoneWalls–PatrickMcAfee–ISBN978–I-84717–234–I4. Limerick–TheRichLandbySeanSpellissy5. Adare–AVisitorsGuidepublishedbyShannonDevelopment6. OldDaysOldWays–AdareVillageinourGreatGrandparentsTime–Our

Lady’sAbbey(5th&6thClass)