Elan valley scoping study

SCOPING STUDY

Elan Valley Artist Placement Programme for

Christopher Coppock on behalf of

The Arts Council Of Wales in association with Welsh Water March 2012

GILLARD ASSOCIATES architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel 02920 229133 Fax 02920 090111 contact@gillardassociates.co.uk

www.gillardassociates.co.uk

1.0 Background and Aims of the Study

3.0 The Buildings: Overview

1.1 Gillard Associates were commissioned by Christopher Coppock on behalf of The Arts Council of Wales to undertake a study to ascertain the feasibility of using two buildings in the upper Elan valley for the purpose of establishing an artist in residence programme.

3.1 The two buildings are very different.

1.2 The study focuses on two buildings: Pennycarreg Bungalow and The Old Coal House, which have been identified for use as a residential/study centre dwelling and potentially a display space or studio respectively.

1.3 The aim of the study is determine the basic remedial work necessary to make Penygarreg Bungalow habitable as an artists' residency space and the Coal House as a potential artist's studio/presentation space – and to provide basic costings for this remedial work.

1.4 It was decided to carry out a measured survey to confirm the overall size, shape and accessibility of the buildings, including provision of services and utilities.

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3.2 Penycarreg Bungalow, located high up the valley adjacent to Penycarreg reservoir was built as a temporary dwelling for the project engineers. It is a timber framed and clad single storey dwelling, of generous proportions, having two reception rooms and four bedrooms, as well as a large kitchen, pantry, scullery and storage.

3.3 Despite the temporary nature of the building, the interiors are well preserved, and contain most original period features, including most notably gas and oil lamps, fireplaces, and furniture.

Penycarreg Bungalow

3.4 The Coal House is located in the valley bottom, and originally saw use as a fuel store. It is not designed for habitation but has been converted to ancillary accommodation for the nearby visitor centre. In contrast to the bungalow, it is robustly constructed of stone and slate.

1.5 At the same time a condition survey was carried out to inform a schedule of repairs and alteration works necessary to enable the viability of the programme.

3.5 Both buildings are in the ownership of Welsh Water, who are keen to see the buildings redeveloped as part of a wider remit to develop the cultural offer of the Elan Valley, and promote public access to and enjoyment of this area of outstanding natural beauty.

2.0 Brief Site History

3.6 Neither of the buildings are listed.

4.0 Accessibility 4.1 Penycarreg Bungalow 4.1.1 The bungalow is built on a platform overlooking Penycarreg reservoir although tree growth restricts any views to within 100m. The altitude is around 250m AOD and therefore the viability of the access is poor in inclement weather.

Temporary workers housing, Elan Valley c1900

2.1 The Elan Valley was transformed by the building of a system of dams in the late C19 to create reservoirs to supply water to the industrial Midlands.

2.2 The construction activity required a large workforce which in turn demanded a substantial number of temporary structures to house them, together with facilities for health and education; there is well documented history of this period.

2.3 Most of the remaining temporary buildings were removed after completion of the works (making both buildings in this study a valuable historic remnant) but some residents were established in new more substantial stone buildings in Elan Village.

4.1.2 At the present time in good weather vehicular access is possible on tarmac roads and a gravel surfaced track to a point some 20m below the floor level of the dwelling.

Coal House

4.1.3 Pedestrian access is possible through a field gate and up a steep grassed banking. The remains of a footpath are visible (see photo top).

4.1.5 The remains of a wider less steep access are visible from the approach track and was probably the original wheeled vehicular access for the purpose of building and for the occupants.

4.2 Coal House 4.2.1 The Coal House is easily accessible by tarmac road.

4.2.2 It is built on a solid platfrom approximately 750mm above the adjacent road with primitive stair access without safety rails.

GILLARD ASSOCIATES architecture and design

5.0 Penycarreg Bungalow 5.1 Construction The bungalow at Penycarreg is built from a frame of sawn timber, finished externally with timber lapped softwood planks to the walls, corrugated metal to the roof, and internally with tongued and grooved pine boarding to walls ceilings and floors.

Cross Section Through Bungalow 1:50

Chimneys: Terracotta pots on well haunched blue engineering brick chimney stacks on red brick flues branching to fireplaces on both sides of corridor

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Roof Construction: Bituminous coated metal corrgated metal roofing on 110x80mm purlins at 1200mm centres on timber trusses at 900 centres

The roof is constructed from a series of primitive timber trusses spanning the width of the building at approximately 900mm centres, supporting purlins on which is fixed the corrugated metal roofing.

Access to the roof is via a hatch and stairway located in the scullery.

The floor is suspended over a ventilated void. The floor joists span the width of the building, and bear on sole plates on stone rubble sleeper walls on the building perimiter. Ventilation grilles at regular intervals are visible although some are missing. It is likely that sleeper walls running the length of the building are also present, reducing the span of the joists.

The building appears to have been built on a natural platform (although excavation has clearly taken place) on a rocky outcrop.

Pine four panel doors with brass knob furniture

Single glazed sw windows

5.2 Services

Wall Construction: 22mm shiplap timber boarding on bituminous membrane over 100x50 sw studs clad internally with 19mm t&g pine boarding Floor Construction: 22mm pine boarding on timber joists on rubble sleeper walls and well ventilated void

5.2.1 Electric power supply is unavailable.

5.2.2 Lighting: originally the building was lit with gas lights (which are still visible) and oil lamps. The latter still appear to be serviceable.

5.2.3 Heating: is from open fires. The kitchen has a solid fuel range and back boiler connected to a copper cylinder located in the scullery.

There is also a separate and smaller solid fuel stove dedicated to hot water heating also connected to the cylinder. It was not possible to ascertain the effectiveness of the solid fuel stoves or the back boiler but it is assumed that the systems (including the flues) are operational.

5.2.4 Fuel: the open fires and stoves require a good supply of fuel (coal and wood) and externally there is a large outbuilding which serves this purpose.

5.2.5 Water Supply The water supply source is unknown but there appears to be a good distribution system to the wet rooms and to a large tank in the roofspace. The pipes were isolated at the time of inspection.

5.3 Drainage

Typical fireplace

Oil lamp

View from below

5.3.1 Rainwater: the cast iron rainwater drainage system is well designed. Surface water drainage below ground was not inspected but rainwater gulleys seem well constructed at each down pipe.

5.3.2 Foul water: it is probable that the toilet and bathroom were later additions to the bungalow and that the original toilet facility was located in the adjacent outbuilding, which has a holding tank located to the rear. It is likely that the soil pipe from the bungalow wc and bathroom discharges to this point also.

GILLARD ASSOCIATES architecture and design

5.4 Condition Survey Notes

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5.4.1 Scope of Survey This section of the report is submitted on the understanding that no inspection was possible behind existing finishes or in voids, other than those described.

5.4.2 Site and External Factors The site is sheltered by large trees. The same trees restrict views and some large firs at the rear of the plot may be unsafe in the medium term. They are certainly contributing to a build up of debris and vegetation.

5.4.3 Substructure and Drainage There is no obvious sign of subsidence which is consistent with its location on a rock outcrop. Visible below ground drainage terminals appear well built but require cleaning and rodding. The septic tank adjacent to the outbuilding requires investigation.

5.4.4 Superstructure Generally the visible superstructure appears to be sound with the exception of some areas of local damp penetration caused by failure of the external envelope (see below). The timber frame, roof structure, and floor structure was inspected where possible - in the roofspace, under the floor in the cellar, and behind some boarding panels - and showed no sign of significant rot or worm infestation. The areas which showed some deterioration were consistent with rainwater penetration through roof and walls. These are indicated on the plan.

5.4.4 External Finishes a) Roofing: the corrugated metal roofing has clearly been coated with a bituminous paint at some point in the last 20 years. Some fixings are misplaced but no sheets have corroded or been displaced significantly. Joints and junctions seem secure and the only obvious points of failure are at chimney flashings and eaves/verges. There is extensive vegetation growth caused mainly by the proximity of substantial trees. b) Cladding: the timber lapped boarding is generally sound.

Some local failure has occurred around areas of roof drainage failure or outfall. c) Rainwater goods: generally in reasonable repair but vegetation has accumulated causing local discharge and failure of cladding. d) Generally: the external envelope lacks any form of insulation although all voids are well ventilated. The metal roof 'sweats' in cold clear weather conditions.

Debris on corrugated roof and gutters

Missing rainwater gutter causing cladding failure

Damp penetration in entrance porch

Flashing failure at chimney penetration

Window failure

Damp penetration in reception 1

Cladding failure at sole plate

Blocked sleeper ventilation grille

Cladding failure at drain point

5.4.6 Internal Finishes The interior is relatively free from damp ingress although damage has been caused locally .

5.4.7 Summary Overall the building appears to be in a remarkably good state of repair considering its age, construction, and 5.4.5 Windows and External Doors The softwood windows are generally in a poor state of intent. However, the building lacks care and attention. repair, and some require urgent attention or replacement. Heating would help to drive out damp, which inevitably is Putty glazing has decayed, some glass panes are unsafe, causing expansion of finishes and components. and certain frames have started to rot. External doors are in relatively good repair.

GILLARD ASSOCIATES architecture and design

5

W2 rwp

water damage (A17/B2)

replace trapdoor (B7)

porch

D1

rwp

rwp rwp

W1

W3

W5

W4

pantry

W6

D3 D17

prune tree (D3)

D16

store 2

reception 2

D2

kitchen

reception 1 D4

evidence of water damage

missing gutter and rw damage to cladding (A17)

scullery

D5

W7

D11

D12

D13

corridor 1 D10

W8

renew cladding (B3)

D14

D15

D6 D7

store 1

bedroom 1

W15

bedroom 2

D8

bedroom 3

bedroom 4

bathroom

fir rwp

D9

W12

rwp

W11

W10

rwp

W9

wc sp

W14 fir rwp

fir

W13

wc

remove firs (D2) hawthorn

fir

store

wood store p

o

st a

n

d w

ir

e fe

Site plan 1:100

n

ce

septic tank

GILLARD ASSOCIATES architecture and design

6

Flashings need repair (A9)

South Elevation

1:100

Flashings defective (A9)

Windows casements frozen (A15)

North Elevation

1:100

GILLARD ASSOCIATES architecture and design

7

Door missing (D5) Gutter missing (A17)

Cladding damaged (A4)

West Elevation

1:100

Fascia repairs (A8)

Canopy roof repairs (A17)

East Elevation

1:100

GILLARD ASSOCIATES architecture and design

Penycarreg Bungalow: Summary of Condition Survey and List of Remedial Work Element External Fabric 1 External Walls Ship lap boarding 2 3 4 5 Voids 6 Roof coverings Corrugated metal 7 8 Painted timber fascias 9 Chimney stacks Zinc flashings 10 External doors Painted timber panel door 11 Painted boarded door 12 Windows Timber painted single glazed 13 14 15 16 Rainwater goods Painted cast iron 17 18 B Internal Fabric 1 Roof structure Ventilated roofspace 2 External walls Timber boarded studs 3 Partitions Timber boarded studs 4 Ceilings Timber boarded ceilings 5 6 Internal doors Timber glazed panel door 7 Floors Timber boarded trapdoor 8 Vinyl floor covering 9 Decorations All internal surfaces C Services 1 Water supply Distribution pipework 2 Hot water Pipework 3 Fireplaces CI grates in brick chimneys 4 Sanitary facilities wc bath sinks 5 Drainage clay pipework 6 Security External doors 7 Window casements 8 Fire precautions Generally 9 Generally 10 Generally 11 Mechanical ventilation Generally 12 Accessibility Generally 13 Generally 14 Generally D Grounds and Outbuildings 1 Grounds Approach 2 Fir trees 3 Deciduous tree 4 Outbuilding External doors 5 6 Septic tank 7 Water supply

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Location

Defect

Repair

Generally N/E/W elevs W Elev pantry W Elev pantry Generally Generally Generally Generally Chimney stacks D1 D2 W1-15 W5 and 6 W1-4, 7,8,10,11,14, 16-18 W7,9,12,13,15 Generally Porch and kitchen W Elev pantry

Near end of service life Lichen/moss growth Local damage at eaves Local damage at drain outlet No insulation/dpm Covered in vegetation Near end of service life Coating at end of service life Loose/displaced Stiff/paint defective Stiff/paint defective Single glazing not energy efficient At end of service life Putty glazing/paintwork defective Opening light stuck Full of debris Gutter missing Gutter missing

Replace Clean down Repair Repair Install 100mm Thermofleece Clean down Replace Redecorate Renew/patch repair Ease/repaint Ease/repaint Install secondary glazing Replace to match Remove glass prime repaint and reglaze Ease casement/replace Clean, seal and apply bituminous paint to internal surfaces Replace Replace

Generally Entrance porch Corridor/kitchen chimney stack Reception 1 Reception 2 D3 Pantry Wet roomds All rooms

No insulation Damp damage Cladding missing Damp damage Temporary fibre board Stiff Disintegrated Unhygienic Dirty

Lay 500mm rockwool/foam insulation to eaves Repair and repaint Replace Scrape and repaint Remove and reinstate ceiling ease Replace with new Replace with new Clean

E B B B B B B B B

To wet rooms Corridor and voids All rooms wet rooms wet rooms Porch and kitchen All casements Habitable rooms Kitchen Bedrooms Wet rooms Entrance Circulation Wc

No insulation Suspected asbestos lagging Investigare Investigate investigate inadequate inadequate window locks No smoke detection No heat detection Escape windows blocked No mechanical ventilation Not wheelchair accessible/no handrail Does not comply with Part M Does not comply with Part M

Insulate Investigate/ remove/replace with new Test Test test fit deadlocks 2no per door Fit window loaks Install battery operated smoke detectors Install battery operated heat detector Ease/renew casements Ease/renew casements Provide temporary ramp/handrail Widen corridors/door widths Install compliant wc

B B B B B B B B B B B E E E

Footpath To north To south west Wood store Wc North of store Unknown

Challenging Overshadowing/potentially dangerous Overhanging Stiff/lock defective Missing Condition unknown Source unknown

Improve or divert/investigate alternative Remove Cut back Ease Replace Investigate Investigate/reinstate

C A A B A B B

A

Works of repair in order of priority A - Urgent, requiring immediate attention to avoid further damage B - Requires attention before occupation C - Requires attention within the next 18 – 24 months D - Requires attention within five years E - desirable improvement with no timescale M - routine maintenance

Disclaimer Refer letter attached to report

Time scale E E A A E M E M A M M E A A B M M A

Notes As part of major refurbishment

As part of major refurbishment As part of major refurbishment

Ensure roof ventilation maintained

Requires strategy for security Requires management document

Requires DDA compliance strategy Ditto

6.0 Coal House

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6.1 Construction The Coal House is a robust stone building with slate roof and metal windows and built to withstand forces exerted by storage of solid fuel .

slate roof

It has since been since sub divided internally and converted for a less demanding purpose (the storage of hand tools and chemicals for land management).

stone walls

The floor is solid concrete with smooth screed surface.

The roof is slates on battens on purlins on simple trussed rafters. The eaves overhang is extensive and protects the walls very well.

boarded door

Windows are fixed painted metal sections in rebated stone surrounds.

The entrance door is timber boarded.

The large opening at the rear has a sliding boarded door externally and timber door internally. There is another similar opening adjacent which has been walled up in masonry.

North Elevation

1:100

East Elevation

1:100

The building has been well maintained and shows no obvious sign of deterioration.

ashlar stone window and door surrounds

6.2 Services 6.2.1 It is supplied with electrical power 6.2.2 There is no water supply.

West Elevation

1:100

South Elevation

1:100

6.2.3 Lighting is simple with batten fittings 6.2.4 There is no form of heating 6.3 Drainage The building is not connected to drainage and rainwater discharges onto the ground.

6.4 Summary At this point it remains open to discussion as to how this building may be reconfigured to complement the residential programme at Penygarreg Bungalow.

However its solid construction and minimal need of refurbishment makes it readily adaptable and open to a variety of uses including, potentially, an exhibition display space, an artist's studio or project space cum research centre.

GILLARD ASSOCIATES architecture and design

10

elec

sliding door

S-05 stud partitions

blocked up opening

S-05

Building Section

1:50

post and wire fence

stone steps

Coal House 1:50

GILLARD ASSOCIATES architecture and design

7.0 Budgeting

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7.1 Discussion The purpose of this report and feasibility study is to determine a budget likely to cover the refurbishment of both properties – observing appropriate health and safety requirements – to enable a pilot arts project to take place: where artists are invited/selected to take part in a new and innovative artists' placement programme, against the inspiring backdrop of the Elan Valley and its rich cultural history.

7.2 Penycarreg Cottage 7.2.1 Temporary Occupation in Present Condition This building was originally intended for medium to long term occupation by a resident professional during the construction of the engineering works. The bungalow was let to tenants until relatively recently and it would still be eminently suitable for temporary occupation in its existing state so long as the occupant(s) was able bodied, hardy and practical. Minimum interventions would be necessary to bring the bungalow into use as an artists' retreat and study centre offering shelter and warmth and would include, in addition to the necessary emergency repairs and maintenance works listed in the schedule (items marked A and M): - reconnection of water supply - connection of wc and waste pipes to sinks and bath - investigation of fireplaces and chimney sweeping as required - provision of escape routes in the event of fire, ie, ensuring windows are openable - provision of smoke and heat detection and alarms - other work listed B on the schedule In addition to construction work some management strategies would need to be put in place to cope with emergencies particularly since the cell phone network is weak on site. In fact, it is the utilitarian nature of the location, with its basic services and low carbon footprint, which makes temporary occupation so attractive in terms of sustainability. These environmental considerations, added with the property's relative remoteness in a paradoxically sublime industrial landscape, provide a potent mix of experiences in which to ferment ideas and creative expression.

proposed disabled access ramp and new entrance doors

3D model of Coal House

7.2.2 Longer Term Occupation for All In order to provide more permanent accommodation suitable for anyone the accessibility issues would need to be addressed. Full DDA compliance would require alterations to the approach (ie create a drive for vehicular access) and to the internal layouts (corridor and doorway widening as well as wc layout redesign). Assuming that the building could be made accessible, it might be desirable to carry out work to bring the building up to modern standards in terms of energy conservation, lighting, and communications (marked D and E on the schedule). This would require significant alterations to the building envelope, including: - re roofing and roof insulation works - re cladding and wall insulation works - floor insulation work - window replacement - installation of renewable electricity suppl, ie, pv cell array and low voltage circuits for lighting - permananent telephone connection or satellite phone 7.3 The Coal House 7.3.1 Alteration and Repair Works It is unclear what purpose it will have until the programme is more advanced. However, stripping out of internal partitions is easily done, and will leave the shell open and flexible for a variety of uses, such as workshop, studio, or exhibition accommodation. Routine maintenance has been carried out such that minimal ongoing work is required to keep the building in good condition.

7.3.2 Accessibility The main problem with the Coal House is one of accessibility - in its present state access up the small stone steps is not practical for disabled people. This could be provided by an access ramp to the upper plinth level if required.

3D model of Penycarreg Bungalow

GILLARD ASSOCIATES architecture and design

7.4 Limitations of Study 7.4.1 Estimating Difficulties The difficulty with estimating a budget for this project stem from uncertainties caused by: • Remoteness - distance from conurbations leading to higher overheads (delivery costs) and reduction in pool of available contractors (decreased competiveness) • Access problems - lack of vehicular approach increases preliminary costs, eg, labour and plant, transport, health and safety, temporary works • Unforseen works - the brief scope of the building survey did not allow sufficient time to investigate covered building fabric nor functionality of essential service provision (drains, septic tank, water supply, fireplaces and flues) • Standard of proposed renovation - the level of refurbishment required makes an enormous difference to costs. Accessibility for disabled visitors or users is one of the most potentially expensive improvements which needs to be addressed 7.4.2 Assumptions The costings outlined below are offered as a guide only to the sort of market rates typically encountered at the time of writing. There may be local variations but no adjustments have been made. Estimates for Penycarreg Bungalow assume that services are still intact which is reasonable since the building was only recently tenanted. Estimates for the Coal House assume that works are limited to the space being stripped out, service provision for use as a studio space, with disabled access through a new doorset, introduced at a later date.

7.4.3 Exclusions The budgets exclude the following: • VAT • Statutory fees (ie planning and building regulations) • Professional fees • Works involved in gaining vehicular access to Penycarreg Bungalow • Works involved with any investigation, testing and reinstatement of services to Penycarreg Bungalow • Furniture and fittings • Contingency sum (say 5%) • Preliminaries 7.5 Recommendations If more certainty is required setting budgets it follows that unknown quantities need to be reduced. This could be achieved by • Obtaining tenders and or estimates for packages of work • Carrying out groundworks to provide vehicular access • Making a thorough investigation of services and superstructure by testing and opening up • Clarity in terms of accommodation standards and visitor/user expectation • Setting out management strategies for accessibility, health and safety, communications, fire prevention, emergencies.

7.6 Conclusion It is hoped that this short survey/report demonstrates that a modest injection of funding, to facilitate a basic level of refurbishment in both of these properties, can provide the working environments for a complementary pilot programme of artists' placements. It is further anticipated that on successful outcome of these pilot projects, the opportunity exists to substantially build capacity for arts-based activity in the Elan Valley in the longer term, to develop new audiences and, in the process, create rich synergies between resident artists and the wider community.

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Budget Estimates A Penycarreg Bungalow Timescale

£

1

Emergency maintenance

A

10,000

2

Routine Maintenance

M

5,000

3 4

Sub Total Essential work before occupation

5

15,000 B

10,000

Sub Total

25,000

6

Footpath improvements

C

5,000

7

Long term works

E

60,000

Sub total 3 is the minimum budget for stabilising the building.'s condition Sub total 5 is the minimum budget for occupancy (basic standard) Item 7 is a sum to allow for upgrading of fabric to extend life of building

B Coal House £ 1 Works required to provide basic facility: Strip out existing partitions and make good, small power and lighting, plastering

5000

2 Works desirable to provide disabled access and make site improvements, including new entrance door

10 000

3Total

15 000

GILLARD ASSOCIATES architecture and design