Architectural, Archaeological and Heritage Directory
For
Refurbishment and Conservation works at
10 High Street Carrickfergus
Introduction & overview prepared & directory compiled by Stephen Salley
On behalf of HBK Architects Ltd For
Mid and East Antrim Borough Council November 2024
10 High Street Carrickfergus:
Archaeological, Architectural & Heritage report.
TABLE OF CONTENTS:
1.0 Introduction
2.0 Background to project; listing of building.
3.0 Statement of Significance
4.0 Comparison to similar buildings / context.
5.0 Assessment of building (key points & techniques employed).
6.0 Overview of specialists engaged and the work they carried out.
7.0 Design approach (key points).
8.0 Contemporary interventions:
9.0 Development Post THI funding.
Each of the above sections provided a brief overview with key findings/ points and will, where appropriate, refer to specifics in the appendices via links.
Appendices (These are listed again at the end of the document along with interactive weblinks links that will refer the reader to folders containing the files or directly to the documents or images.
A) THI information leaflet.
B) Conservation Statement.
C) Historic photos of site
D) photographs. Building Survey
E) Any) HED report /HED Listing.
F) Archaeological Level 4 Assessment report.
G) Reconstruction drawings.
H) Roof Laser Scan Report
I) Dendro-Chronology report
a. Link to video
J) Wallpaper/ historic stair paint report.
K) Mortar analysis report.
L) Brickwork photos
M) Weblinks to Matterport surveys: Pre commencement / work in progress
N) Selected work in progress photos.
O) Photos of artefacts Spoon / Pottery shards
P) Completed project photographs
Q) Copy of Archaeological publication
R) Copy of other publications, scripts or videos relating to project
S) Staircase commentary by Terence Reeves Smyth_
T) Planning application drawings.
1:00 Introduction
1.01 This directory aims to compile background information, commentary on work in progress and the main heritage finds in relation to the refurbishment and conversion of 10 High Street Carrickfergus which took place between 2019 and 2024, along with associated drawings and photographs etc. The main construction works took place between June 2021 and March 2023. HBK architects were employed by the clients Elaine & Kim Hunter to design and oversee the refurbishment of the property that had been in family ownership for over 40 years. The catalyst for the project was the Townscape Heritage Initiative which in turn has been funded by Mid and East Natim council and the Heritage Lottery. \Northern Ireland Housing Association also contributed some funding to the project to assist the conversion to residential accommodation.
1.02 The documents contained with this directory provide further and more in-depth information in relation to the project. The following sections 2.0 to sections 9.0 provide an overview of these and will refer the reader to other parts of the directory for further information.
1.03 Some of the directories contain weblinks to third party software -based platforms such as Matterport. Whilst these are active at the time of writing continued access to these will depend on Mid & East Antrim council or others maintaining any licence agreement with the software providers. It is hoped this directory can be a living file that is updated with any future interventions.
2.0 Background to project; listing of building.
2.01 As noted above the Catalyst for the project was the Townscape Heritage Initiative (THI) which offered funding to owners of buildings, the survival of which were considered to be of significant historical importance in terms of their contribution to the townscape of Carrickfergus. This initiative funded a number of projects in Carrickfergus and other areas of Northern Ireland. More information on the THI can be found in Folder A of the Directory.
A_Carrickfergus_THI_-_Information_Booklet.pdf
2.02 10 High Street Carrickfergus or the Hunter Building as it is now known is located centrally on the north-west side of High Street. It sits adjacent to Dobbin’s Hotel which was refurbished as part of an earlier THI funded project, and which was found to date back to the 1500’s. No 10 presented to the High Street as well-proportioned Edwardian façade and made a positive contribution to the overall townscape. Otherwise, it at first glance appeared unremarkable. The ground floor was occupied by an estate agent’s office which remains operational at time of writing a mobile phone accessory shop which has since been converted to a self-contained apartment for short term lets. A small section of the ground floor next to Dobbins Hotel and the entre first floor had been in use as a hairdresser but had been vacated circa 2017. The entire upper floor of the building had been boarded off and was only accessible via a small access hatch. This opened into a dark unlit partly surviving staircase l which turned out to be something special.
2.03 The ground floor of the building occupied the entire footprint of the site which backs onto a rear but public service area known as back lane. The upper floors sit to the front of the site and are 6-7m deep from the straight edge. This left a large proportion of the ground floor covered in a mismatch of different roof types which made access to maintain the rear part of
the upper storeys almost impossible. When the project began the building was not a listed structure. THI funding did not require buildings to be listed to be eligible for funding. Most of the building had fallen into a poor state of repair and some earlier interventions such as UPVC windows and poorly designed shop fronts and signage.
2.04 With the THI funding available, the owner’s commitment to restore the building, through collaborative working with the statutory agencies, the architects were able to consult on a regular basis with Historic Environment Division, As survey work on the building gradually revealed its full character Listing of the property was deemed necessary to protect the buildings significance going forward. Photographs of the building before the current works were carried out can be found in Folder D of the Directory. An interactive “Matterport” model can be found in Directory Folder M, or by clicking on weblink below.
https://my.matterport.com/show/?m=7xYKqX79DWG
Department for Communities Historic Environment Division Listing Histroic Building details can be found at the following Link.
DFC HED Listing Historic Building Details.pdfDFC HED Listing Historic Building Details.pdf
2.05 The older parts of the masonry walls are constructed of roughly hewn limestone, with later additions constructed in brickwork and blockwork. Whilst ground floor is of solid construction upper floors are timber joisted All walls were plastered or rendered and the roof finishes were a mix of natural late, artificial asbestos based slate and asbestos sheeting. Photos of the masonry walling can be seen in Folder L
3.00 Statement of Significance
3.01 Further information relating to the buildings significance can be found in Directory folders B, which detail the history of the building, and the planned interventions to be made by this latest phase of refurbishment.
B_19-43 - 10 High St. Conservation Statement_REV A.pdf
3.02 Essentially the survey and refurbishment works have uncovered parts of a building which date back to the 16th & 17th Centuries, that were concurrent with the adjacent Dobbins Inn. Part of the masonry structure adjacent to the Dobbins has similar construction thicknesses supporting this view
3.03 Part of an oak frame remain inherent parts of the building structure and were found to date back to circa 1680. This was evidenced through Dendro-Chronology dating techniques. The Dendro-Chronological report can be found in Directory Folder I
3.04 Study of both the oak frame and patterns of brickwork on the gable party walls point to a structure that has been raised from two and a half storey to a full 3 storey structure in the early part of the 17th century. A reconstruction drawing was prepared by HBK Architects after discussion with Paul Logue showing how the building may have looked
G_Reconstruction Drawings
3.05 A section of a Jacobean staircase was uncovered during the works, and this is thought o be unique in Northern Ireland if not all Ireland as a surviving example of a staircase form this period within an urban context. Photos of this staircase at different stages through the
refurbishment are available in Diretory Folders D, M, N & P. A commentary by Terence Reeves Smith a local expert on historical staircase design can be found in Directory Folder S.
3.06 Detail on the paint finishes to the historical stair was analysed by Ruth Bothwell and the detail on this can be found in Directory Folder J.
3.07 At the Heritage Angel Awards 2024 the building was described as a rare heritage find.
4.0 Comparison to another buildings / context.
4.01 The importance of the building has to be seen in the overall context of the development of Carrickfergus. This is dealt with in the conservation statement in Directory Folder B but more exhaustively in Directory folder F and Ulster Archaeological Society Publication in Directory Folder Q. This publication written by Professor Paul Logue of Historic Environment Division and Dr.Ciara McManus, Archaeologist should be considered the authoritative document within the overall directory and should take precedence if any discrepancies in historical information or dates are found between any of the documents across the directories. LogueMacManus.pdf
This article was based in part upon other reports carried out earlier in the planning process and theses can be found in Folder F of the directory (see appendices)
4.02 The building in general terms was compared with the buildings on High Street to inform design choices such as sash glazing patterns, chimney style. Comparison to the structure of the Dobbins was made to understand the potential origins of the building. In relation to the historic staircase comparisons were made to staircases at red Hall County Antrim and Richhill Castle and Jacobean staircases generally to establish its origin and dates. In relation to the oak frame the archaeological report deals with this at some length Old photographs of Carrick High Street were also referred to inform decisions regarding chimneys etc.
C_Historic Photos
5.0 Assessment of building (key points & techniques employed)
5.01 Understanding an old building requires the involvement of a multi-disciplinary approach by both general and specialist practitioners. To recommend appropriate interventions one must apply established conservation principles. These are internationally recognised by the ICOMOS Charter Principles for the analysis, conservation and Structural Restoration of Architectural Heritage. Other guidance is available through Historic England, Historic Scotland and more local publications.
5.02 Principles followed during this the project sought to
• Fully understand the building as far as possible
• Retain as much historic fabric of the building as possible
• Sympathetically convert the building use where required to ensure that interventions were as minimal as possible.
• Ensure that any interventions where possible could be reversed by future generations.
• Ensure that where work was not economically possible as part of this project that it could be dealt with at al later stage by future generations.
• That the refurbished building particularly in relation to rear return roofs made preventative maintenance easier.
5.03 In practical terms assessing the building involved.
• Accurate measured survey of building. (See survey Folder T)
• A thorough condition survey which involves selective opening of the structure in places (see Folder U)
• Detailed timber condition surveys. See Folder U
• Detailed door / window surveys
• Asbestos survey
• Survey by a structural engineer
• Photographic surveys (See folders D, M & N)
• Archaeological surveys involving trial pit excavations, stripping o sections of wall paster to understand the makeup of masonry. (see folder F)
• Roof Laser Scan (see Folder H)
• Dendro- chronology report as noted above (see folder I)
• Analysis of wallpaper and paint (see folder J)
• Mortar analysis in attempt to ascertain the makeup of historic lime mortar. (See Folder K)
6.0 Overview of specialists engaged and the work they carried out.
6.01 HBK Architects:
Design Team Leaders from inception to completion.
• Initial surveys, Building research
• Design concepts for conversion, detailed technical design, statutory applications, selection and Coordination of all other consultants and contractors www.hbkarchitects.com
6.02 R. Davis & Co Quantity Surveyors
• Cost planning and control throughout the project.
• Cost comparison of some alternative techniques to inform decisions http://www.rdavisandco.com/contact-us.html
6.03 Ian Thompson Structural Engineer
• Structural surveys, advice on structure generally and advice on remedial repairs https://www.thompsonbarr.com/
6.04 Ciara McManus Archaeologist:
• Interim and level 4 Historic Building Surveys, including trial pit excavations, laser scans as noted above. Archaelogicacl research informed much of the context which the remainder of the team worked within.
https://www.farrimondmacmanus.co.uk/contact-us.html
6.05 Ray McCleery Independent Remedial Consultants
• Timber survey which involved opening up floors and surveying all rafter / joist ends for signs of decay. This was carried out pre-construction to identify appropriate remedial measures and estimate costs for same.
https://raymccleery.com/index.php
6.06 Commercial Connections: James Reynolds form this company provided specialist report and recommendations on the existing floors and how these could be upgraded in a sensitive and where possible reversible way retaining as much of the existing floorboards as possible to ensure the apartments proposed enjoyed the same sound insulation in so far as reasonably practical as refurbishments in non-listed buildings.
https://www.commercialconnections.co.uk/
6.07 Decowell Restoration and Decoration
Ruth Bothwell carried out analysis of paintwork on the 17th Century staircase and on late 19th century early 20th century wallpaper. Her recommendations were written into tender documents. During the construction phase her and her team carried out further analysis, restore a section of wallpaper and stripped back the staircase to reveal earlier layers of paint and the full character of the staircase.
https://www.decowell.co.uk/
6.08 Paul Bell Photography:
Matterport photography provided an invaluable tool to trace the development of the project throughout. This provides a user-friendly virtual walkthrough the building at various stages and provides a photographic record from almost every angle. Paul also took some key detail photographs that are linked back to the Matterport to identify location. https://pbphotographic.co.uk/portfolio-item/3d-virtual-tours/
6.10 Statutory Authorities & Funding representatives:
6.11 Historic Environment Division.
Many representatives of Historic Environment Division visited the building and provided guidance. In particular Nicola Golden provided guidance during the planning and listed building consent process. Paul Logue of HED who also reported to THI on a number of projects and during the project provided invaluable guidance throughout and along with Ciara McManus co-authored the article included in the Ulster Journal of Archaeology, Vol 78, 2023 https://www.communities-ni.gov.uk/topics/listed-buildings
6.12 Chistopher McGookin Mid and East Antrim Building Control. : THI helped ensure a collaborative approach with the local building control. Christopher in particular provided guidance in relation to the balance of achieving building regulations in accordance with technical guidance and where alternative guidance could be used due to the historical nature of the building https://www.midandeastantrim.gov.uk/business/building-control
6.13 Philippa Martin & Keith Hamilton THI.
Phillipa had significant experience with the THI initiative and on other projects that formed part of the THI programme. She was able to share some of the learnings from other projects
which in turn informed this project. Keith took over Phillipa’s at the closing stages of the project and oversaw the handover of the project.
https://www.midandeastantrim.gov.uk/business/urban-regeneration/carrickfergus-thi
6.14 Erl Johnston of Alistair Cooey Architects Conservation Architect advisor to THI
Erl along with Phillipa attended most site progress meetings and provided guidance and support on best practice conservation and helped shape certain decisions as to appropriate interventions on the existing building fabric, window design choices and various other details.
https://www.alastaircoeyarchitects.com/practice.html
6.15 Carrickfergus Town Museum
Laura Patrick provided guidance on the history of Carrickfergus, sourced old photographs to inform HBK architects early research on the project. Laura had carried out research on the Dobbins hotel generally and was able to highlight similarities in wall thicknesses etc during an early site visit. Later Shirin Murphy of the museum was involved in organising site visits by the Local History society and for European heritage open day.
https://www.midandeastantrim.gov.uk/things-to-do/museums-arts/carrickfergusmuseum-and-civic-centre
6.20 Construction Period
6.21 General Contractor: Wilson Mawhinney
• Responsible for all aspects of construction, managing and co-ordinating subcontractor’s and specialists during the construction period.
• Managing quality on site.
• Liaising with the design team and managing changes through the construction period
One of the key qualities for a contractor during a project such as this is patience. Understanding the key objectives of the project approaching aspects of the build with caution to maximise the preservation of existing fabric. The project foreman Stephen Wylie and his team were committed to this approach throughout the project.
https://www.wilsonandmawhinney.com/the-construction-journey/
6.30 Specialist Sub-contractors / conservation works
6.31 Stronghold Preservation.
Structural stitching to repair cracks in masonry and to tie walls together where there was no bond at vertical junctions. This used specialist drilling techniques and stainless-steel rods embedded in specialist mortars.
http://strongholdpreservation.com/
6.32 John Bell, Down Property Care Surveys of oak lintels, isolated beams and frame uncovered during construction. This involved drilling lintels to ensure structural integrity, removing any rotten material and structural splicing of the ned of a rotten oak beam with a piece of oak reclaimed from elsewhere.
https://www.downspropertycare.com/previous-work.html
6.33 Dask manufactured and installed sliding sash windows, external doors and timber shop fronts.
https://www.dasktimber.co.uk/contact-us/
6.34 D. Harkin Roofing installed reclaimed Bangor blue Slates grading same to ensure as consistent finish as possible.
https://www.dharkinroofing.co.uk/contact-us
6.35 Paul Coogan Plastering carried out lime plastering to the external walls to ensure these are breathable.
https://coogan-plastering.com/external-plastering.php
6.36 Jimmy Crawford (Wilson & Mawhinney) repaired lath and plaster ceilings and cornices.
6.37 PFM Electrics and CMD Plumbing & Heatin: whilst general electrical and mechanical subcontractors also made a valuable contribution in that they paid special attention to the distribution of service routes to avoid removal of existing fabric where possible.
6.38 Catherine McMillen Interior Design
Catherine provided design advice on light fittings, fabrics and colour schemes for the apartments. She provided a full interior design service for the Inglenook, the fully furnished studio apartment on ground floor for short term lets.
https://www.mcmillaninteriors.co.uk/
Concept image for refurbished fascade
Concept image for roof terrrace and new apatment to rear.
Below: photo of roof terrace as built
7.00 Design Approach Key considerations
More information is available within the conservation statement in Folder B of the directory. Main design considerations were driven by our Site analysis:
7.01
USE
The 3-storey volume to the front of the site is the most historic part of the existing building. Part of the ground floor accessing the first floor was vacant. The First floor had been vacant for 2years approx. The second floor was boarded off from the first floor with no proper, intact access and was also vacant. It appeared that this floor had not been used from the 1980’s and had remained unchanged in layout since the beginning of the 1900’s
With dereliction of commercial premises quite prevalent in Carrickfergus, alongside a shortage of rented residential accommodation it seemed the obvious choice to convert the upper floors to Residential accommodation and restore the idea of living over the shop that would have been commonplace in Carrickfergus and many other towns. Historical research pointed to the entire building being in residential use up to the early 1900’s
7.02 Spatial Arrangement
The Stair between the ground and first floor and the remining stair between 1st and 2nd floor did not align as one might expect in typical stair cores. It became a main priority to preserve the upper remaining stair in position, but the lower stair could not be moved.
The floor space available was sufficient to create two 2 generous apartments that could work around the existing staircase arrangements. Whilst consideration was given to having 1 or more apartments for each floor it was considered that this would require invasive upgrade works to the 2nd floor and to the remains of the historic staircase that had previously served it.
So instead, it was decided that 2 apartments could be arranged in a duplex arrangement each with their own staircase The existing dividing masonry walls on the upper floors provided much of the required the fire resistance and surround separation between the apartments naturally. This meant the historic staircase could remain inside one of the apartments, require less upgrading so it could remain exposed and also enjoy better care by a single tenant.
7.03
Fabric Retention
A key consideration was to retain as much of the fabric as possible.
The second floor of the building was found not to be in any way level and in one room for example had a cross fall of some 200mm from one side to the other. This was due to dividing cross walls which contained previous chimney breasts having subsided whiles the party walls hadn’t. The drying out of the oak frame
Another key consideration was to allow snippets of the fabric to remain exposed such as stonework/ oak beams, brickwork that had been previously plastered over, to give clues of how the building was constructed to future users.
7.04 Reversibility
Where modern interventions were proposed such as floor upgrade techniques or plasterboard drylining these have been constructed to be reversible by future generations who wish to undo these
whether it be for adaptability reasons or so that the fabric of the building can be conserved in better or alternative ways.
7.05 Removal and replacement of inappropriate features added to the historical fabric.
The removal of UPVC Windows, modern shopfront and signage were to be replaced to restore the character of the façade to reflect older shop fronts that exist and would have existed in Carrick
7.06 Reinstatement of chimneys to the roofscape
Old photos and the interior chimney breasts showed that chimneys did previously adorn the roof top and contribute to the townscape of Carrick. it was felt that these should be rebuilt
7.07 Adaptation of modern part of building to compliment the historical character.
The single and part two storey section to the rear of the site was evidently 20th century construction. This was covered in mish mash of pitched and flat roofs which made it virtually impossible to maintain the exterior of the more historical 2 storey volume to the rear. A flat roof terrace was proposed that would both east the path of maintenance and provide a living rooftop for amenity space for the new residents.
It was also initially hoped that a two-storey inward looking volume that popped up from the commercial space below could be extended to provide a third apartment that would overlook and help animate “Back Street” to the rear. This was aborted as it pushed an already increasing cost estimate beyond what it was felt would be value for money
