NORTH END HOUSE ENVIRONMENTAL MANAGEMENT REPORT
DAVID XANDER LACSON BENVGSH03 (30 credits) Module 3 – Formal Report ASSESSORS: Dr. Katherine Curran / Dr. Kalliopi Fouseki
4949 words / 20 February 2017
Table of Contents
0 1 2 3 4
Executive Summary Introduction Project Brief Site Context and Significance Aims and Objectives Short / Medium / Long-Term Aims Short-Term Objectives Medium-Term Objectives Long-Term Objectives
5 Methodology Qualitative Data Methodology Quantitative Data Methodology
6 Findings and Data Analysis 6.1 6.2 6.3 6.4 6.5
Values Assessment Collections: Condition and Environment Building Structure: Condition and Environment Garden Condition General Management and Curatorship
7 Recommendations
Recommendations to address Short-Term Objectives Recommendations to address Medium-Term Objectives Recommendations to address Long-Term Objectives
8 Bibliography 9 Table of Figures and Photos Appendix A: Action Plan Appendix B: Values and Risk Assessment Appendix C: Assumptions and Limitations Appendix D: Supporting Data
1 2 2 3 4 5 5 5 6
6 6 6
7 7 7 13 15 16
17 17 18 19
20 22 i-iii iv-vi vii viii-xi
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Executive Summary
This report recommends environmental and financial management strategies for the heritage property of North End House (Hampstead Heath, London). The specific aims are to improve the property’s current issues of disrepair, maintenance backlog, financial constraints and environmental management onsite. In view of this aim, the report seeks to enhance visitor experience and staff and management operations. The following were the major objectives: o o o o o
To propose improvements to the existing management practices at North End House in relation to its collection, users, building structure, gardens, and the overall environment. To propose a viable and integrated financial management strategy for North End House. To propose integrated socio-economic strategies that utilise the social and cultural aspects of North End House as a means for income generation. To develop a periodic ‘self-assessment’ program for the managing staff to determine the effectivity of activities in relation to the medium and long-term objectives. To develop a sustainable environmental management strategy to anticipate and mitigate the pressing issue of climate change.
With the foregoing, the methodology employed for this research and analysis targets to successfully assess (a) the suitability of the internal environment with the existing environmental systems used for the collections on display, and (b) the conditions of the collections, main building structure / fabric, and the annexing structures and gardens. Both qualitative and quantitative data were collected and analysed using primarily: environmental data monitoring for relative humidity and temperature, benchmarking data versus National Trust recommendations (2011), data collection for site history, context and significance, condition surveying and a values and risk assessment. The report expounds on the following findings. The property holds various extrinsic values by its stakeholders. Amongst all, the aesthetic and historical value are held in common by all of the stakeholders. The risk assessment reveals that the collections onsite are most vulnerable and most at risk to the unstable and unsuitable hygrothermal conditions that the main house structure provides. Consequently, findings from environmental data monitoring as well as the condition survey of the collections coincide with the results of the risk assessment. Although the collections on display have expectedly acclimatised to the current environment, the conditions onsite are not suitable for the longterm scenario. On the other hand, the condition survey for the main building structure and the gardens reveal that deterioration evidently stem from the maintenance backlog and lack of finances. The current state of disrepair of North End House detracts from the main values of the property. This can be linked to impediments in enhancing the property and its capacity to generate income. Therefore, the report recommends that in order to implement environmental management strategies, the Trust must first alleviate its financial constraints in order to spruce up the property. After which, the Trust can explore multiple ways and possibilities of utilising the social and cultural programs of North End House to generate more revenue streams. Finally, once these are achieved only then can the Trust implement an effective environmental management strategy.
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1
Introduction
North End House is a Grade II* listed property, situated in the vicinity of Hampstead Heath in London. It is managed by the Penton-Thenum Charitable Trust (hereinafter referred to as ‘Trust’). Along with North End House (hereinafter referred to as the ‘property’), the Trust oversees other assets of the Penton-Thenum family who have owned this property since 1687. The Trust’s founder was Malcolm Thenum, the property’s most recent owner. He established the Trust owing to his sense of duty in preserving and perpetuating his family’s heritage. Ever since Figure 1: Frontage of North End House (Clarence-Smith, 2001) his death in 1996, his son Alan Thenum has chaired the Board of Trustees. At present, the property operates as a not-for-profit social enterprise. Although it receives visitors, the property is not presented as a museum but rather, as a living ‘home’ with resident-staff and volunteers. As part of Alan Thenum’s vision since he assumed the role of Chair, the property hosts multiple cultural and learning programs for its surrounding community.
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Project Brief
The Penton-Thenum Charitable Trust has commissioned this report as part of its wider objectives to enhance North End House’s current and future operations (Institute for Sustainable Heritage UCL, 2017). The Trust seeks to improve its finances without compromising the property’s authenticity as a historic estate and aims to develop the property’s environmental sustainability for the long-term scenario. Unfortunately, due to financial constraints the Trust has had difficulty in coping with the property’s operations. Despite the current income generating activities, funding has been insufficient and has produced an accumulating 50-year backlog of maintenance issues (Surman and Banasik 2017).
Figure 2: Interior of Music Room at North End House. (Visit London, 2016)
Altogether, the property has a total land area of approximately one (1) hectare that includes (a) the main house structure with an approximate enclosed floor area of 1800 square meters spread over one (1) basement level and two (2) storeys above-ground plus an attic, (b) an additional outhouse, (c) an attached stable block and (d) the surrounding gardens. The original house structure itself was built in Jacobean style with several extensions and alterations built in subsequent styles. The current interiors
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were fitted in and decorated during the post-World-War II era by Malcolm Thenum himself, as he used this property as his personal home. The art and other collection items of historical value at North End House consist of numerous paintings, tapestries, furniture and sculpture, the Worth costume collection and extensive family memorabilia that are currently on display. In the overall, the property and its collection are suffering from un-arrested deterioration which is compounded by the lack of funds to mitigate these issues. These are the primary concerns that prevent the Trust from realising the full potential of North End House. The assumptions and limitations are appended (see Appendix C).
Location of North End House site at the northern section of Hampstead Heath.
Figure 3: Map of Hampstead Heath illustrating location of North End House. (Hampstead Heath, 2011)
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Site Context and Significance
North End House is located in Hampstead Heath, one of London’s most affluent neighbourhoods. The property comprising then of a farm house and land, was purchased in 1687 by Robert Penton. Since then, the property has been handed down through generations within the Penton-Thenum family. Over the years, subsequent additions and extensions have been made to the house structure to form what it is at present. The last of these notable additions were made by Malcom Thenum who had inherited the house through his mother. After recovering from post-war trauma, he dedicated his time and effort in
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restoring North End House from war damage. He improved and developed its interiors. He envisioned the property as a display piece that would exhibit his growing collection of artwork, as well as a wealth of family mementos and heirloom pieces from previous generations. From the time that Alan Thenum had inherited the property and chaired the Board of Trustees, the ongoing challenge of upkeep, maintenance and upgrading the elements of the house and property have been a growing and enduring dilemma. These issues had also prevented Alan Thenum from implementing his proposition to convert the property into a ‘social enterprise,’ making it available to the community and the wider public. The Trust decided to liquidate a valuable piece of the art collection in order to fund the most urgent enhancements and upgrading that the property needed. A portion of these funds were invested to provide for interest income that would offset operational expenditures. Alan Thenum has been successful since in redirecting the Trust and the operations of North End House.
Figure 4: North End House hosts multiple educational and social engagements throughout the year. (Southside House, 2016)
Alan Thenum’s proposal for North End House reflects a strong social and cultural agenda. The property has various educational programs that continue to benefit the wider community. Throughout the year, it hosts numerous concerts, recitals, learning engagements and workshops. The property continues to receive visits from pre-booked school groups and private tours. The main source of funding for the property other than income from visitors are event bookings, filming, photography and membership to the ‘Friends of North End House.’ Another integral part of the social initiative at the property is the practice of resident-staff. The Trust has negotiated for select administrative members of staff and volunteers to live-in North End House in order to perpetuate it as a ‘living home,’ and not merely as a museum display. Consequently, the staff provide close care and attention with regard to its upkeep, security and by also providing a sense of being ‘lived-in.’
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Aims & Objectives
This report aims to provide holistic strategies focusing primarily though not exclusively, on the environmental and financial aspects of sustainability and site management for North End House. In the process of achieving the environmental and financial aims and objectives, the succeeding sections of this report will also espouse social and cultural sustainability strategies for site in order to complete the
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holistic aims for the property (Cassar 1995; English Heritage et al., 2011). Ultimately, the report aims to provide a framework that will allow the Trust to manage the property by integrating a balance between preservation and use. The objectives are divided into a timetable of short-term, medium-term and longterm goals which altogether are to be implemented within a seventeen (17) year period. Ø
Short-term Aim is to alleviate the property’s current state of disrepair and address urgent maintenance issues, achievable within the project’s first two (2) years.
Ø
Medium-term Aim is to resolve the charitable Trust’s financial disability, achievable within the succeeding five (5) year period.
Ø
Long-term Aims is to address climate change mitigation for North End House, achievable within the succeeding ten (10) year period.
Though the proponent of this report recognises the impending necessity for a sustainable environmental management strategy for North End House, the financial goals are prioritised in order to provide for the property’s long-term aims and objectives. The aforementioned timetable and framework are expressed in the report’s objective summary listed below: Ø
Short-Term Objectives (Year 1 – Year 2):
o
Ø
To propose improvements to the existing management practices at North End House in relation to its collection, users, building structure, gardens, and the overall environment: § To recommend options for funding the subsequent short-term objectives. § To suggest preventive measures to mitigate deterioration of its collection. § To achieve a suitable environment for the existing collection and for visitor and staff comfort, emphasising on a passive design approach through minimal remediation to the structure and services. § To suggest preventive measures to arrest and mitigate the deterioration of the building structure including internal and external elements. § To recommend enhancements to the gardens to improve integration to the overall site and site context.
Medium-Term Objectives (Year 3 – Year 7):
o
o o
To propose a viable and integrated financial management strategy for North End House: § To recommend options for funding for the subsequent medium-term objectives. § To sustain and increase its capacity and operations. § To anticipate and address on-going and future expenditure regarding repair work, operations, maintenance and procurement of necessities for the property. § To prepare for future tax obligations to HM Government. § To improve overall liquidity of the charitable Trust of North End House. To propose integrated socio-economic strategies that utilise the social and cultural aspects of North End House as a means for income generation. To develop a periodic ‘self-assessment’ program for the managing staff to determine the effectivity of activities in relation to the medium and long-term objectives.
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Ø
Long-Term Objectives (Year 8 – Year 17):
o
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To develop a sustainable environmental management strategy to anticipate and mitigate the pressing issue of climate change: § To improve on energy use and efficiency. § To implement and benefit from reduced energy consumption in the property. § To use and exploit the possibility of utilising renewable energy onsite.
Methodology
Using the PAS 198:2012 (British Standards Institution, 2012) as the primary guidance, the following methodology was developed with these aims: o o o o
To investigate and analyse the internal environment provided by the house structure. To assess the current condition of the collections on display at the property. To assess the current condition of the interior / exterior elements of the house structure. To assess the current condition of the annexing structures and gardens.
The methodology of this report has been outlined as follows, subdivided into data categories: o
Qualitative Data Methodology • • • • • • • •
o
Historical Research Staff Interviews and Walk-through onsite Climatic Research Values Assessment and Risk Assessment Analysis and benchmarking data against the National Trust Recommendations (2011; 2013) Visual Analysis / Condition Assessment of the collections Visual Analysis / Condition Assessment of the main house structure interior / exterior Visual Analysis / Condition Assessment of the annexing structures and gardens
Quantitative Data Methodology •
Monitoring and analysis of environmental data based on the following: Relative Humidity (spot reading and monitoring) Temperature (spot reading and monitoring) Light Intensity and UV Intensity (spot reading)
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Findings & Data Analysis 6.1
Values and Risk Assessment
The Values Assessment (see Appendix B) revealed that amongst all identified values inherent to the property (see Figure 5), the aesthetic value and historic values were held in common by all stakeholders.
TRUST & STAFF STAKEHOLDERS
PUBLIC STAKEHOLDERS
Economic Value
Communal Value
Evidential Value
Social Value Aesthetic Value
Historical Value
Functional Value
Recreational Value
Academic Value
Figure 5: Value Assessment matrix relating to the stakeholders of North End House.
The Risk Assessment (see Appendix B) revealed that the most valuable collections are most at risk and vulnerable to hygrothermal fluctuations and extremes in values (Michalski, 1992) whereas both the collections and the building fabric itself are most at risk and vulnerable to management issues.
6.2
Collections: Condition and Environment General Description & Collection Anatomy
The collection anatomy constitutes various items of high monetary value as well as other items that are considered to be part and parcel of the property’s character and context as the former home of the Penton-Thenum Family. The following list details the condition of the collections within the property’s main house structure, most of which are composed of organic materials that need special consideration:
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o
o
Collection items mainly constituting organic materials: •
Framed Paintings & Photographs (see Figure 6) were generally in stable condition. Although, most items had signs of deterioration such as visible cracks in the paint layer. Few items exhibited signs of warping and deformation of canvass material / base. Some paintings had glazing, while others did not have glazing.
•
The Worth Costume Collection (see Figure 7) were generally in stable condition based on visual assessment. Most pieces had noticeable discoloration, specifically ‘yellowing’ and some had visible tears. The costumes were displayed in glass cases.
•
Various furniture pieces (see Figure 8) mostly composed of leather, fabric and wood were regarded to be in very poor condition. Powdering and exposure of cushion material can be seen through tears and breaks in the fabric. Most fabric and leather are seriously deteriorated with irreversible conditions.
•
Wood sculptures and carving i.e. the altar statue (see Figure 9), rocking horse were in poor condition. Items exhibited signs of crackling and peeling of the outer layers. Some cracks were noted together with splitting in the joinery. There were random dents on the surfaces. Generally, coloration has faded and discoloured.
•
Tapestries & Painted Fabric Wall Hanging (see Figure 10) were generally regarded as in very poor and unstable condition owing to major discoloration (darkening) of the fabric and coloration. Large tears and fraying edges are evident and prevalent.
•
Book Collection (see Figure 12) generally in stable condition though predominantly the entire collection in the library / study have tears. Paper and covers are in fragile condition. There are no apparent signs of pest infestation based on visual survey.
Collection items mainly constituting inorganic materials: •
Porcelain and China pieces (see Figure 11) in the glass display case did not exhibit any major signs of damage or deterioration based on visual assessment.
•
Stone sculptures in the house interior (see Figure 14) were in good stable condition.
•
Stone sculptures in the house exterior (see Figure 13) were mainly in stable condition though predominantly discoloured with visible algal growth.
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Figure 6: Painting showing crackling of paint and warping.
Figure 7: Costume showing "yellowing" / discoloration.
Figure 8: Lounge chair with irreversible deterioration of leather.
Figure 9: Altar statuette's outer layer peeling off, exhibiting cracks.
Figure 10: Fabric wall hanging showing tears, fraying on edges and discoloration.
Figure 11: Porcelain / China inside display case.
Figure 12: Book collection showing fragile paper cover and tearing.
Figure 13: Outdoor statue with algal growth.
Figure 14: Statue in Music Room.
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General Information on Relative Humidity and Temperature
As per National Trust (2011) specifications, relative humidity of 40% to 65%, for 90% of the time and a minimum temperature of 5C to a maximum of 18C (winter) or 22C (summer) are essential parameters for the preservation of collections composed of organic material. These parameters are also in consideration of human comfort. Based on this, the following have been extrapolated.
Figure 15: Comparison of historic Relative Humidity of 2010 and 2016.
o Available historic data from (a) relative humidity monitoring and (b) temperature monitoring for the time period of mid-October to midDecember 2010 was superimposed to RH and T data from the same period in 2016 (see Figures 15 and 16). o The 2016 and 2010 data comparison illustrates that local climate conditions exhibit high diurnal fluctuations with regard to relative humidity and to some degree, temperature. The fluctuations are also within the same value ranges, with expected annual variations. o For this time period, the summary of ranges are as follows:
Figure 16: Comparison of historic Temperature of 2010 and 2016.
• • • •
2016 RH: 59% – 95.3% 2010 RH: 36% – 100% 2016 T: -1.7C – 16.1C 2010 T: -0.2C – 23.2C
o Initial analysis, controlling relative humidity will be of greater concern, compared to temperature.
Figure 17: Spot reading of Relative Humidity (RH) and Temperature (T) during site visit on 23 January 2017 at 1300h.
o Spot readings (see Figure 17) in display areas on the day of site visit exhibited sample RH and T values that were within specified ranges.
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Though spot readings for relative humidity and temperature fall within prescribed ranges, regular monitoring over a period of time reveal this as a sporadic occurrence. Data monitoring was conducted during the inclusive period of 11th July 2017 - 14th December 2017, logged at regular half-hour intervals. Relative Humidity Monitoring (11th July 2017 - 14th December 2017)
o
From the environmental data loggers, ranges for relative humidity were (see Appendix D): • Basement RH: 59% - 81% (5.3% occurrence within NT specs.) • Costume Case RH: 60% - 72% (21.6% occurrence within NT specs.) • Library RH: 45% - 73% (86% occurrence within NT specs.) • Music Room RH: 40% - 78% (63% occurrence within NT specs.) • Prince of Wales RH: 51% - 77% (65% occurrence within NT specs.)
o
Relative Humidity values within the main house structure ranged between 51% - 81%. It is expected that the collection items may have already acclimatised to these parameters.
o
Fluctuations in relative humidity were observed during the time periods of monitoring in the external environment and to a lesser degree, within the main house structure.
o
Fluctuation patterns between relative humidity of the external environment and areas within the main house structure are related though noticeably (see Figure 18), RH values diverged to lower values during the months of October, November and December 2016 for the Music Room. This divergence can be attributed to the use of portable heaters during winter.
o
The relative humidity inside the Costume Cases (see Figure 19) had much lesser fluctuation compared to the rest of the areas of the main house structure, though values were still above prescribed ranges. The RH values recorded were only within the prescribed range 21.6% of the time, rendering the cases ineffective.
o
In general, the main house structure does not provide suitable conditions in relation to relative humidity control for the majority of the collections onsite made of organic materials.
Music Room 63% within NT Specs
Costume Case 21.6% within NT Specs
Figure 18: Relative Humidity comparison of Music Room versus Figure 19: Relative Humidity comparison of Costume Cases External Environment. versus External Environment.
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Temperature Monitoring (11th July 2017 - 14th December 2017)
o
From the environmental data loggers, ranges for temperature were (see Appendix D): • Basement T: 9.0C – 20.1C (100% occurrence within NT specs.) • Costume Case T: 8.6C – 23.2C (97% occurrence within NT specs.) • Library T: 11.9C – 24.8C (85% occurrence within NT specs.) • Music Room T: 11.6C – 23.5C (93% occurrence within NT specs.) • Prince of Wales T: 8.3C – 24.4C (92% occurrence within NT specs.)
o
Temperature values within the main house structure ranged between 8.3C – 24.8C. Expectedly, the collection items may have already acclimatised to these parameters.
o
Temperature fluctuations were observed during the time periods of monitoring in the external environment and to a lesser degree, within the main house structure.
o
Fluctuation patterns between temperature of the external environment and areas within the main house structure are closely related though noticeably (see Figures 20 and 21), temperature values within the main house structure were consistently higher and more stable compared to the external environment.
o
The temperature values recorded both in the Music Room (see Figure 20) and inside the Costume Cases (see Figure 21) were evidently within the prescribed range 93% of the time in the Music Room and 97% of the time inside the Costume Cases.
o
Generally, higher temperature values for areas within the main house structure such as the Music Room can be attributed to two factors i.e. their locations on the south facing portions of the structure, and the general heating provided from the portable space heaters.
o
Even though temperature ranges inside the house rarely fall below the prescribed minimum of 5C by the National Trust (2013) to prevent frost damage to collections, modern standards for human comfort suggests a minimum of 19C (English Heritage and Cassar M, 2009).
Music Room 93% within NT Specs
Figure 20: Temperature comparison of Music Room versus External Environment.
Costume Case 97% within NT Specs
Figure 21: Temperature comparison of Costume Cases versus External Environment.
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Light & UV Infiltration
Data recorded from spot readings for light intensity and UV radiation reflect (see Figure 22) that light penetration within the house can be generally low during the winter season. For more conclusive analysis, constant monitoring for light intensity and UV is necessary for the summer.
Figure 22: Spot Reading for Light Intensity (Lux) and UV (uW/cm2).
6.3
Building Structure: Condition and Environment Physical Damage and Deterioration Demography
o Thermal imaging illustrated that the exterior and interior door / window installations are unable to provide thermal and humidity insulation from the external environment, and between interior spaces, thus coinciding with RH and T findings. o Stone masonry foundations exhibit gradual signs of weathering. Some damage noted on stone balustrades and steps around the exterior of the structure.
Figure 23: External face of structure showing gutter pipe running across the elevation.
o Brickwork exhibits extensive signs of deterioration, in the form of decay, weathering and discoloration. As seen in Figure 24: External face of the photos (see Figure 23 and 24), sporadic structure showing brick work inconsistencies with regard to repair work, repointing, and brick possible repair work, re-pointing replacement evident. Discoloration seen in and brick replacements. the photos are evidence of damp penetration issues.
o
Possible rainwater and damp penetration can be attributed to brick work deterioration and failing water proofing mechanisms in seams and joinery of the structure.
o
Rainwater goods and gutter pipes are in poor condition and lack maintenance.
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Bio-colonisation and Bio-deterioration
Figure 25: Partial View of house frontage (North Orientation), showing algal growth predominantly on the lower level.
Figure 26: Partial View of house rear (South Orientation), showing creeping plants / vine growth.
Figure 27: Areas and elevation in rear of the structure showing plant and vine colonisation.
Figure 28: Crevices and corners in the lower level exhibit extensive algal and plant growth.
o
Extensive algal growth predominantly on the lower levels of the house elevation (see Figure 25 and 28), as well as bird deposits.
o
Plant growth, creeping vine infestation on some areas of the exterior (see Figure 26 and 27). General Interior Description & Damage Demography
Figure 29: (L – R) Leak damage due to broken pipe within Dining Room wall with paint bubbling, Ceiling cracks in ceiling board seams and joinery in Breakfast Room, Extensive ceiling mould growth and damp permeation prevalent throughout the interiors.
o
As mentioned by the curator, there was leak damage in the dining room, which has caused the removal of some paintings until necessary repair work was accomplished (see Figure 29).
o
Ceilings were predominantly infested with mould growth, exhibiting cracks and splits.
o
Interior and Exterior doors and windows show signs of mould and rot, which has consequently caused sash work to fail or be inoperable (see Figure 30).
o
Interior wood floor boards are in stable condition though signs of damp penetration from thermal imaging were recorded.
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Figure 30: (L - R) Vertical sliding windows with half drapery - most window sashes are bulging rendering some as occassionally inoperable, General exterior doors and interior doors are suffering from rot and dampness (middle photo showing potted plants inside the historic structure), Close-up view of sample window with rot and deformation, peeling outer layers.
6.4
Garden Condition
Figure 31: Ornamental pond in the rear gardens.
Figure 33: Annexing structure showing extensive rot and damage to the doors and windows.
Figure 32: Rainwater goods and gutter pipes are misdirected, some needing repairs.
Figure 34: Rear of the garden contains some debris.
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The gardens surrounding the main house structure make up of approximately 80% of the total lot area of the property. Although no apparent threats and issues were identified in this area, there were some minor issues that need attention: o
Ponds were filled with water during the winter which can be seen as an issue as the possibility of sub-zero temperatures can cause damage to the pond shell (see Figure 31).
o
Rainwater goods were in generally poor condition (see Figure 32).
o
Sporadic debris and damage seen in annexing areas (see Figures 33 and 34).
6.5
General Management and Curatorship
o
General housekeeping and management has been observed as fair, with issues regarding lack of maintenance and upkeep owing to financial constraints.
o
Although not included in the assessment, interview with staff revealed that sophisticated security and anti-theft systems were in place to protect the property and the collections.
o
Current measures and management strategies lacked accurate and precise methods i.e. determining drainage problems and water ingress as it appears.
o
Curatorship and interpretation of spaces are true to the concept of the property, that it is a ‘living’ home though, its presentation and current state of disrepair detracts from the main values of the property, particularly the aesthetic and historic value.
o
Information on collections, the house and property depended on the tour guide or curator. There were no apparent labels or information cards that could help visitors.
o
Display of collections were observed to be sporadic and lacked interpretation with regard to the family history as well as the associated histories of the specific collection pieces.
o
Staff living in the house may cause over-familiarity and compromise from providing objectivity in collections care and management.
o
Furthermore, the general findings of the report suggest that the main house structure does not provide for adequate health and safety standards and therefore pose as a risk to its occupants. The report suggests to reconsider the live-in arrangement on these terms.
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Recommendations
With the foregoing condition assessments and setting of objectives, the following recommendations are delineated in terms of the previously prescribed timeline of short, medium to long-term aims. The key challenge that this section aims to focus on is the balance between preservation, use, values and impending costs versus benefits (Cassar, 1998) that all together render this property as unique, historical and significant to its stake holders. These recommendations focus on financial and environmental aspects of sustainability however, aim to satisfy social and cultural sustainability in the long-term scenario. The consequent action plan is appended to this report (see Appendix A).
Ø
Recommendations to address Short-Term Objectives (Year 1 – Year 2):
o
Financial Recommendations
§ § § § §
o
Research Recommendations
§ § §
o
Conduct a property and art appraisal to determine market value of collections, structures and property. Conduct an extensive property survey and budgetary cost estimate to identify and detail all necessary repairs, upgrades and maintenance measures. Identify which pieces of the collection can be easily liquidated to provide new capital for the necessary repair work and the backlog of maintenance. Procure services of a financial advisor for fund management and investment. Allocate budget and scheduling of cash flow for operational expenditure, capital expenditure and investment of funds for additional interest income.
Continue environmental data monitoring for at least an additional year. Monitor for other environmental data that may contribute to collection and structural deterioration i.e. pollutants, hydrology based on location etc. Conduct extensive visitor satisfaction survey and focused group discussions to gain more information on the public perspective.
Intervention and Site Management Recommendations
§ § §
§ §
Assess the areas and pertinent issues that are in most need of repair and maintenance; develop a timeline of action to be implemented within two years. Improve insulation measures for hygrothermal conditions in the house structure. Adapt the necessary heating system (depending on budget) to improve on hygrothermal conditions in interior spaces; to improve provisions for human comfort, collection care for organic materials and energy efficiency. Identify a safe, secure and stable storage for collection items during any restoration or repair work done in the main house structure. Implement the necessary restoration work on collections and house structure.
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§ § §
§ § § § § § § Ø
Evaluate possibility of re-curating collection based on zoning, environmental viability and stability of interior spaces and site context. Reorganise and reinterpret the gardens to accommodate more activities and eventhires to compensate for any lost income due to repair works done in the house. Possible removal of items in the garden to widen open space in order to accommodate bigger groups and events. Review existing management and conservation practices. Develop appropriate measures and conservation management plan. Assess staff performance and efficiency, including current live-in arrangements. Staff training and development pertinent to systems upgrades. Produce a ‘self-assessment’ method to continually enhance management practices for the property. Identify benchmarks (in reference to other museums or heritage sites of similar nature) and targets, goals or standards of best practice. Identify methods for assessing progress and implementation for succeeding actions.
Recommendations to address Medium-Term Objectives (Year 3 – Year 7):
o
Financial Recommendations
§ § § § §
o
Research Recommendations
§ § § o
Identify and improve current revenue streams that provide largest possible income. Reassess weaker revenue streams for possible enhancement or removal. Procure marketing and sales staff / services to analyse current trends and gain a competitive advantage in promoting the property / income generation. Produce additional revenue sources that focus on the social and cultural aspect of the property to reinforce its significance to the wider community. Reassess budget and cash flow with regard to: • Operation Expenditure (including recurring repairs, restoration etc.) • Capital Expenditure (systems upgrade etc.) • Tax Obligations
Continue monitoring environmental data as necessary. Conduct research to improve direct community involvement within the neighbourhood of Hampstead Heath. Research and implement energy efficiency strategies.
Intervention and Site Management Recommendations
§ § § §
Restore public / visitor access as necessary to the main house after repair work. Reassess cap for visitor flow and increase gradually to 150 people per day. Identify necessary system upgrades and implement according to financial schedule. Conduct regular staff training and skills development.
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Ø
Recommendations to address Long-Term Objectives (Year 8 – Year 17):
o
Financial and Management Recommendations
§ § § o
Conduct property and art appraisal to determine change in monetary value of the collections and the property. Review and reassess revenue streams to enhance on-going income generation. Review Trust’s objectives in terms of ownership and management of the property.
Research and Environmental Management Recommendations
§ § § § § § § §
Review and reassess changes to public stakeholders’ perspectives. Continue monitoring environmental data as necessary. Research and implement environmental management systems. Research and implement any possible renewable energy systems / sources. Review and update conservation management plan. On-going staff training and assessment. Revise method of ‘self-assessment’ in line with determining efficiency in energy use. Revise benchmarking method to align with environmental management strategies.
– END OF REPORT –
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Bibliography
British Standards Institution (2012) PAS 198:2012: Specifications for Managing Environmental Conditions for Cultural Collections. Brokerhof, A.W. and Bülow, A.E. (2016) ‘The QuiskScan — a quick risk scan to identify value and hazards in a collection’, Journal of the Institute of Conservation, 39(1), pp. 18–28. Cassar, M. (1995) ‘Developing an Environmental Strategy’, in Environmental Management: Guideline for Museums and Galleries. London: Routledge, pp. 22–30. Cassar, M. (1998) Cost/Benefits Appraisal for Collection Care: A Practical Guide. London: Museums & Galleries Commission. Clarence-Smith, L. (2001) PICTURES: Curious antiquities and art by 18th century masters on display in historic home. Available at: http://www.wimbledonguardian.co.uk/news/12912792.PICTURES__Curious_antiquities_and_art_by_18th _century_masters_on_display_in_historic_home/ (Accessed: 18 February 2017). English Heritage and Cassar, M. (2009) Environmental Management, Performance Standards: Guidelines for Historic Buildings. London: Swindon: English Heritage. English Heritage, Drury, P. and McPherson, A. (2008) Conservation principles, policies and guidance. Available at: https://content.historicengland.org.uk/images-books/publications/conservation-principlessustainable-management-historic-environment/conservationprinciplespoliciesguidanceapr08web.pdf/ (Accessed: 18 February 2017). English Heritage, Pickles, D., Brocklebank, I. and Wood, C. (2011) Energy Efficiency and Historic Buildings. The Getty Conservation Institute (2002) Assessing the values of cultural heritage: Research report. Available at: http://www.getty.edu/conservation/publications_resources/pdf_publications/pdf/assessing.pdf (Accessed: 18 February 2017). Hampstead Heath (2011) Official Heath Map - HAMPSTEAD HEATH - 2016***. Available at: http://www.hampsteadheath.net/official-heath-map-1.html (Accessed: 18 February 2017). Institute for Sustainable Heritage UCL (2017) North End House Case Study. London: Unpublished Report. Lacson, D.X. (2017) ‘Risk Assessment: A Methodology Renovation’, BENVGSH02: Heritage Materials and Assemblies. University College London. Unpublished Essay.
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Michalski, S. (1992) Temperature and Relative Humidity: The Definition of Correct/Incorrect Values. Ottawa, Ontario: Canadian Conservation Institute. National Trust and Blades, N. (2011) Guidance: Environmental Conditions for Care of Collections. National Trust, Staniforth, S., Blades, N. and Lithgow, K. (2013) Guidance: Specification for Environmental Conditions. Riksantikvarieämbetet (2015) Risk assessment for cultural heritage - Agnes Brokerhof. Available at: https://www.youtube.com/watch?v=2zbk_nFzFl0 (Accessed: 2 January 2017). Southside House (2016) Educational Visits. Available at: http://southsidehouse.com/Visiting%20Us/educationalvisit.html (Accessed: 18 February 2017). Surman, R. and Banasik, I. (2017) ‘Unpublished Interview’. Interview with UCL MSC SH Students for North End House Case Study. Visit London (2016) Southside House. Available at: http://www.visitlondon.com/things-todo/place/433218-southside-house#DohJThLbgECI6wAd.97 (Accessed: 18 February 2017). Waller, R. (1994) ‘Conservation Risk Assessment: A Strategy for Managing Resources for Preventive Conservation’, Studies in Conservation, 39(2), pp. 12–16.
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Table of Figures and Photos
page 2 2 3 4 7 9 9 9 9 9 9 9 9 9 10 10 10 11 11 12 12 13 13 13 14 14 14 14 14 15 15 15 15 15
Figure 1: Figure 2: Figure 3: Figure 4: Figure 5: Figure 6: Figure 7: Figure 8: Figure 9: Figure 10: Figure 11: Figure 12: Figure 13: Figure 14: Figure 15: Figure 16: Figure 17: Figure 18: Figure 19: Figure 20: Figure 21: Figure 22: Figure 23: Figure 24: Figure 25: Figure 26: Figure 27: Figure 28: Figure 29: Figure 30: Figure 31: Figure 32: Figure 33: Figure 34:
Frontage of North End House Interior of Music Room at North End House Map of Hampstead Heath North End House educational and social engagements Value Assessment Matrix Painting (zoom in photo) Costume Lounge Chair Altar Statuette Fabric Wall Hanging Porcelain / China Book Collection Outdoor Statue Indoor Statue at Music Room Comparison of historic Relative Humidity (2010 and 2016) Comparison of historic Temperature (2010 and 2016) Spot Reading of Relative Humidity and Temperature Relative Humidity Comparison: Music Room vs External Environment Relative Humidity Comparison: Costume Cases vs External Environment Temperature Comparison: Music Room vs External Environment Temperature Comparison: Costume Cases vs External Environment Spot Reading for Light Intensity and UV External Faรงade: Gutter External Faรงade: Brickwork Partial View of house Frontage Partial View of house rear Vine Colonisation Crevices with Algal Growth Interior Damage: Wall and Ceiling Interior Damage: Doors and Windows Ornamental Pond Rainwater Goods Annexing Structure Rear of Garden
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Appendix A.1
Action Plan: Short-Term
i
Appendix A.2
Action Plan: Medium-Term
ii
Appendix A.3
Action Plan: Long-Term
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Appendix B
Values and Risk Assessment In relation to this report’s stated aims and objectives, it is crucial to identify the different values that are assigned to this heritage property by its various stakeholders to successfully delineate a path of action for the property. These stakeholders are (a) the Penton-Thenum Family as well as (b) the Penton-Thenum Board of Trustees, (c) the various staff and volunteers, (d) the neighbourhood of Hampstead Heath, and (e) the wider community that patronise North End House. From background research and interviews with staff, the following values were identified drawn from English Heritage Conservation Principles, Policies and Guidelines Heritage (2008), with developments added from The Getty Conservation Institute Research Report (2002): Ø Ø
Ø Ø Ø Ø Ø Ø Ø
Evidential Value: The property gives testimony to the heritage of the Penton-Thenum Family. Historical Value: The property associates with important figures, events and aspects of the past through the linkages with i.e. the British Royal Family and other personalities and events throughout history i.e. the Second World War etc. Aesthetic Value: The property exhibits artistic endeavour by its former owners and occupants. Communal Value: The property commemorates and symbolises emotional links for the PentonThenum Family and their identity as a social unit of society. Social Value: The property provides for social coherence / interaction for the wider community. Economic Value: The property represents tangible assets that can be liquidated by the Trust. Academic Value: The property hosts learning engagements for students and the public. Recreational Value: The property offers as a place for events and other leisure activities. Functional Value: The property continues to function as a home for staff and volunteers.
Consequently, the following matrix was deduced to provide a visual illustration of mapping the identified values versus the particular stakeholders (see Figure: Value Matrix). TRUST & STAFF STAKEHOLDERS
PUBLIC STAKEHOLDERS
Economic Value
Communal Value
Evidential Value
Functional Value
Social Value Aesthetic Value
Historical Value
Recreational Value
Academic Value
Figure Value Matrix: Value Assessment matrix relating to the stakeholders of North End House.
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From the diagram above, the common values that are held by both the public, the staff and the Trust are aesthetic and historical values. Therefore, this report emphasises that the aims, objectives and actions taken with regard to the property and its constituting elements shall focus and support these shared values primarily. In doing so, the stakeholders will consequentially enhance the other values associated with North End House. This will also ensure that all sectors and stakeholders of the property will have an incentive to participate in the project of North End House. The succeeding risk assessment methodology was used to analyse the North End House. Using the QuiskScan Approach developed by Brokerhof and Bülow (2016), the proponent of this report was able to accomplish a brisk analysis of the collections and structures onsite versus their inherent vulnerabilities. The results revealed that amongst all of the collection anatomy, there was a need to do an in-depth risk assessment with the painting collection, the Worth Costume Collection as well as the building fabric owing to their value assessment and general anatomy size (see Figure: QuiskScan).
Figure QuiskScan: According to the data chart, red cells with combination HH represent High Value versus High Vulnerability. Legend: H-High; M-Medium; L-Low. Results are coded in this order of priority – red, orange, yellow, green and blue.
The succeeding in-depth risk assessment methodology suggested by Lacson (2017), is a redevelopment of Waller’s (1994) Cultural Property Risk Assessment Method and Michalski’s (1992, cited in Riksantikvarieämbetet, 2015) ABC method (see Figures: Formula, Legend, Risk Assessment 1 and 2). Figures: Formula and Legend: The formula used integrates P – Probability, LV – Loss of Value, and FS – Fraction Susceptible to yield an RM – Risk Magnitude. The consequent values and their descriptions as per legend below.
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Figure Risk Assessment 1 and 2: Risk Assessment for the Painting Collection and the Worth Costume Collection are expressed in the upper chart of this figure whereas the Risk Assessment for the Building Fabric are in the lower chart of this figure.
The risk assessment reveals that for the paintings and the Worth Costume Collection, the highest risk magnitudes were computed for fluctuation in relative humidity, fluctuation in temperature, maintenance neglect and dissociation. As per the risk assessment for the building fabric, the highest risk magnitudes computed were maintenance neglect, dissociation and fire. These results therefore have angled the view of this report to focus on the impending risks and shall have the action plan integrate the mitigation and management of such.
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Appendix C
Assumptions and Limitations Assumptions: o As supplementary to the project brief, the proponent of the report emphasises on parallel sustainability strategies i.e. financial or economic sustainability, to support the primary aim of applying environmental management strategies for North End House. o The Penton-Thenum Charitable Trust is open to the review of all its existing management practices i.e. general management and housekeeping, curatorship, financial and operational management, social and cultural agenda and environmental sustainability practices in order to develop a holistic strategy for the future possibilities at North End House. o The Trust is open for possible suggestions in changing its direction in terms of curatorship and social and cultural agenda to enhance visitor experience, public interest as well improving the general management of the property. o The Trust is open to possible liquidation of selected assets, pending review of value, significance and appraisal in the scenario that revenue streams are not viable in improving liquidity or cash flow of the Trust. The Trust recognises the necessity to alleviate financial resources to accomplish the ultimate objectives. o The proponent of this report recognises that the main purpose of this project is to balance the issue of preservation and use, putting focus on the value proposition that makes this property unique, significant and economically viable for all its stake holders. Limitations: o Ocular visit was limited to a single visit to North End House on the 23rd of January 2017, from 10:00h to 15:00h. Surrounding circumstances which have limited the data collection for this visit were time constraints, availability of information, access to most interior and exterior areas, and weather conditions i.e. winter season, fog conditions, etc. No access was given to inspect roof damage and other back of house facilities. o Pertinent to the above limitation, light intensity and UV readings may not render conclusive evidence and therefore need further monitoring. o Environmental monitoring was limited to relative humidity and temperature only for the inclusive period of 11th July to 14th December 2016 for selected areas such as (1) external environment, (2) music room, (3) costume case, (4) study / library, (5) prince of wales room and, (6) basement. o From the provided historic environmental monitoring data, the external environment of the year 2010 was used for contextual analysis. All other monitoring data in the interior of the building fabric were excluded from the methodology as circumstances and general conditions during that time period were not explicitly specified. o Brief visual assessment on ocular visit for collection condition, building interior and exterior fabric condition, garden condition. There was no thorough inventory of items or collections. o No information provided regarding thorough investigation of other underlying issues such as structural integrity of the building, site hydrology, drainage and other pertinent data. o Pest collection, dust and pollution monitoring were not included in the methodology. o All other methodology and data not mentioned in the analysis and presentation of findings limit the extents of this report.
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Appendix D.1
Supporting Data for 2016 External Environment Monitoring
Music Room Monitoring
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Appendix D.2
Supporting Data for 2016 Costume Case Monitoring
Library / Study Monitoring
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Appendix D.3
Supporting Data for 2016 Prince of Wales Room Monitoring
Basement Monitoring
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Appendix D.4
Supporting Data for 2010 External Environment Monitoring
Music Room Monitoring
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