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Module Title: BUILDING Appraisal Appreciation & Conservation

Assignment 2 Conservation Plan & Feasibility Study

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Module Title: BUILDING Appraisal Appreciation & Conservation

Assignment 2 Conservation Plan & Feasibility Study

Ian Scott
Student ID 471727
Module Code:
6104 BEUG
Module Leader:
P.Kenny & S.Buxbaum
Submission Date: 16/04/12
Ian Scott
Student ID 471727
Module Code:
6104 BEUG
Module Leader:
P.Kenny & S.Buxbaum
Submission Date: 16/04/12

Liverpool John Moores University
School of the Built Environment

Conservation Plan & Feasibility Study
Of
The Wellington Rooms
(Known locally as the Irish Centre)

The Wellington Rooms 2011 http://flickr.com/photos

Report prepared by Mr Ian Scott:
Student ID: 471727
Report Contents

1. Executive Summary 3
2. Introduction 3
3. Site Location & Description 3
4. Listing Extract 4
5. Statutory Controls 5
6. Evaluation of Development 5-6
7. Development Options 6-7
8. Appraisal of Repairs 7-9
9. Adaption Works 9-10
10. Conclusion 10
11. References & Bibliography 11
12. Photographs & Illustrations 12-16

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1.0 Executive Summary

This executive summary provides a conservation plan and feasibility study considering the options for the proposed development and economic re-use of the grade II* Listed Wellington Rooms Liverpool.
The conservation plan and feasibility study have been prepared on the instruction of Mr Paul Kenny & Miss Sarah Buxbaum of the School of the Built Environment, Liverpool John Moores University.
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2.0 Introduction

The purpose of this conservation plan and feasibility study is to evaluate the options for the refurbishment of the grade II* Listed Wellington Rooms and to appraise the impact such works will have on the building and its setting from a conservation perspective.
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3.0 Site Location & Description

Situated within the Mount Pleasant Conservation Area 24, the Grade II* Listed Wellington Rooms lie at the end of a late Georgian terrace, in an elevated position on the north side of the Mount Pleasant corridor, and adjacent to the Feathers Hotel.
The site is bounded by Great Orford Street to the east and to the north by the four storey maisonette flats on Cathedral Walk, to the east of the site is the recently built Innovations Centre and the Cathedral of Christ the King.
The Wellington Rooms comprises of a single storey grouping with individual elements of differing heights, the neo classical ashlar stone front façade is distinctive, with a central projecting semi-circular portico decorated either side with sculptured relief plaques. The Great Orford Street side elevation has former carriage and sedan chair porches now closed with masonry, behind the front elevation and at right-angles to it are three rooms, two large rectangular rooms, an upper card room and supper room and between them is a suite of connecting circulation rooms (octagonal vestibule and square anteroom), which lead from the portico entrance, to the rear of the site and the distinctive grand double height ballroom which runs parallel with the buildings front façade.
Although some alterations and additions have been made since the original construction, the layout of the rooms and the pattern of circulation between them are as originally designed by Edmund Aikin in 1815.

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4.0 Listing Extract

Name: WELLINGTON ROOMS (NOW THE IRISH CENTRE)

List Entry Number: 1208360

Location: SJ 3590 SE MOUNT PLEASANT (north side) L3

Grade: II*

Date first listed: 28-Jun 1952

Club rooms. 1815 by Edmund Aikin. Built as a fashionable private assembly room for the Wellington Club. Ashlar, slate roof. Facade of one storey, without windows. Moulded plinth and top entablature and parapet. Slight forward break at each end with flanking Corinthian pilasters. Sculptured plaques on the blank walls. In the centre is a semi- circular projection with tetrastyle Corinthian attached colonnade and antefixae over entablature. Portico originally open, but soon filled in and present door added. Interior has circular entrance hall, ballroom with relief frieze, gilt swags and panelled walls etc, also upper rooms, card room etc, some being octagonal - interior decoration probably later C19. Relief frieze said to be by Flaxman. Plain iron area railings, iron lantern on bracket over entrance. Brick return facade with stone pilastrade. Listing NGR: SJ3556590117

© Crown Copyright and database right 2012. All rights reserved. Ordnance Survey Licence number 100019088.
© British Crown and SeaZone Solutions Limited 2012. All rights reserved. Licence number 102006.006.
The above map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF - 1208360.pdf

This copy shows the entry on 09-Apr-2012 at 08:05:52
5.0 Statutory Controls
The Wellington Rooms are a Grade II* Listed building and are included on the statutory list of buildings of special architectural or historic interest.
Statutory controls apply and listed building consent is required in compliance with PPS5, for any works of alteration or extension both external and internal which would affect the building’s character.
The Government’s policies on the conservation of listed buildings are outlined within its Planning Policy Guidance PPG15
Planning and the Historic Environment states that applicants for listed building consent must be able to justify their proposals. They will need to show why works which would affect the character of a listed building are desirable or necessary. They should provide the local planning authority with full information, to enable them to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting.
Section 3.44: It is a criminal offence to execute, or cause to be executed, without first obtaining listed building consent any works for the demolition, in whole or part, of a listed building or any works of alteration or extension which would affect its special interest, or to fail to comply with the terms of any condition attached to a consent (section 9).
(Text taken from PPG15)
In addition to normal development controls, the Planning (Listed Buildings and Conservation Areas) Act 1990 provides specific protection for listed buildings and areas of special architectural or historic interest. In many instances there is a close link between controls over listed buildings and conservation areas and development control decisions. In such cases development and conservation issues will generally need to be considered together.

6.0 Evaluation of Development The Wellington Rooms have been in disuse and vacant since the closure of the Liverpool Irish Centre in 1995, the rooms have fallen into disrepair and are listed on English Heritage’s National Buildings at Risk Register, with their condition being described as “very bad”. Liverpool City Council, who owns the sites freehold and has statutory responsibilities for the listing, had served a number of notices on the previous leaseholder to arrest a serious outbreak of dry rot, and to prevent any further deterioration of the buildings significant historic fabric, an outstanding lease now rests with the Duchy of Lancaster English Heritage have granted aid for emergency roof repairs to prevent any further dilapidations of the buildings fine interiors, with the main ballrooms ornate plasterwork ceiling and relief frieze continuing to be at risk. English Heritage and Liverpool City Council acknowledge that the best way of securing the future of the Wellington Rooms is to bring the building back into an economical viable use. The range and acceptability of possible end uses must therefore be a major consideration when the future of a Grade II* Listed building is in question. PPG15, paragraph 3.9 advises that ‘Judging the best use is one of the most important and sensitive assessments that local planning authority’s and other bodies involved in conservation have to make. It requires balancing the economic viability of possible uses against the effect of any changes they entail in the special architectural and historic interest of the building … In principle the aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the historic building. This may not necessarily be the most profitable use if that would entail more destructive alterations than other viable uses.” (Text taken from PPG15). Heritage Works Building Preservation Trust in connection with Liverpool City Council, have undertaken future use feasibility and options appraisal studies for the Wellington Rooms (circa 2008.) which have explored new uses that can be contained within the existing buildings footprint and with minimum intervention into the historic fabric.
7.0 Development Options Development Option I Refurbishment of the Wellington Rooms into a semi-public, multi-function social venue, dance centre and restaurant, development proposals involve various internal and external alterations in connection with the refurbishment of the premises for continuation of use. Development Option II Conversion of the Wellington Rooms by extending the existing building to create a 48 bedroom boutique hotel with restaurant, bar/brassiere and function room, development proposals involve internal and external alterations to the buildings, including the removal of the historic ballroom roof and its replacement with a three storey glass/stone panelled-cladding box-like extension. Conversion of the Wellington Rooms outlined in option II would be considered unacceptable as the development proposals would adversely affect the buildings architectural and historic importance. Statutory controls would prevent option II being granted Listed Building Consent, with the adverse principal issues arising from the development proposals being; * Scale and degree of intervention the proposed conversion would have on the buildings character, appearance and historic fabric of significance. * Detrimental effect the proposed developments rear extension would have on the character and skyline of Liverpool’s Conservation Area 24. * Existing buildings structural capacity to sufficiently support the proposed developments rear extension and whether the ornate ballroom ceiling and relief frieze have the ability to withstand the construction process. Refurbishment of the Wellington Rooms outlined in development option I, would be the preferred proposal, as a conservative approach to refurbishment works, and its adaptions would be adopted through minimum intervention. PPG 15 Section 3.10 The best use will very often be the use for which the building was originally designed, and the continuation or reinstatement of that use should certainly be the first option when the future of a building is considered. (Text taken from PPG15). The Heritage Works and Liverpool City Councils future use feasibility studies (Circa 2008) were marketed locally; the study established a long term use for the Wellington Rooms, with development proposals to refurbish the building into the home of the North West National Dance Centre. Liverpool City Council is reported to be entering into negotiations to compulsorily purchase the buildings lease.
8.0 Appraisal of Repairs BS 7913: 1998 Guide to Principles of Conservation of Historic Buildings advises; 7.1.2 Minimum intervention, a conservative approach of minimal intervention and disturbance to the fabric of an historic building in which there is a presumption against restoration is fundamental to good conservation. The stock of historic buildings is finite and every loss significant. The destruction, alteration or renewal of parts of a building can be similarly damaging and should always be carefully considered and properly justified. It is important to understand and work with the fabric of a building, not against it, and to be flexible and imaginative. The principle of minimum intervention in conservation is well established. Ideally a building should be used, kept in good order and maintained on a regular basis. If a building can no longer be used for its present or former purpose, more substantial alterations can become necessary, amounting to a conversion of the building from one use to another. Exceptionally, if a building has been ill-treated or abandoned for a time, it can be appropriate to restore it, or parts of it, according to its original or to a subsequent design. (Text taken from BS 7913 A conservative approach is therefore fundamental to good conservation. The key principles of conservation are; Minimum Intervention on the buildings significant existing fabric, only works inevitable due to change of use and works ensuring the survival of the building should be undertaken. Understanding the buildings historic significance, and the reasons for its listing. Reversibility of changes to the buildings existing fabric of significance should be completely reversible where possible to ensure future options are not unduly prejudiced. Repair of the buildings components and materials rather than replacement, maximising retention of the buildings significant existing fabric. Like for like honest repairs with similar compatible materials used whenever possible, without the necessity to artificially disguise, fade or treat repairs to blend in. Following inspections by Ridout Associates, timber decay specialists, in 2004 a severe outbreak of dry rot was discovered in the buildings suspended timber floors, door architraves and skirting to the east side of the anteroom, works were carried out to address this resulting in the removal of, for the most part, modern insertions such as soft furnishings, floor coverings, toilets, offices, staircases and a dance floor, floor boards and joists have been cut back in some areas. Damp is evident from floor to ceiling on the south wall of the main ballroom, above which two areas of decorative plaster ceiling are affected by damp and have partially collapsed. Building Regulations part L makes it clear that the special characteristics of a historic building must be recognised. The aim of this revised part of the Building Regulations is to improve energy efficiency where practically possible, provided that this does not harm the character of the building or increase the risk of long-term deterioration to fabric or fittings. The question must be asked does the renovation of a listed building maintain or enhance the buildings significant architectural features. The Wellington Rooms are to be restored with the principle of minimal impact, alteration and intervention to the buildings original design and floor layout, an accredited heritage building contractor is to be employed to carry out and manage all restoration works. The overriding factors when treating timber floors with dry rot is to remove the source of the dampness and allow the timbers to dry out. The Wellington Rooms suspended floor timbers weakened through dry rot should be replaced with new treated timber, with permanent cross ventilation of the sub-floor provided, under floor insulation may not be appropriate as this could reduce airflow and increase moisture levels, dry rot fluid would need to be applied to walls to prevent the re-appearance of dry rot fruiting spores. Timber skirting and architrave of significant historical value, and affected with dry rot must be re-used as far as reasonably practicable, sterilised in a kiln, and treated with preservative pastes. The Wellington Rooms main roof is traditionally built with timber rafters and purlin and covered in a Welsh slate; emergency patched roof repairs have been funded by English Heritage to prevent any further water ingress into the decorative ceilings below. The entire roof covering will need to be removed, and re-fixed completely using copper fixings and a breathable felt underlay, missing or defective slate roof tiles need to be replaced with like for like compatible slate tiles. Mineral quilt insulation with a vapour control layer on the warm side of the insulation will be installed within the structural depth of the roof void at celling level; insulation will be fitted between and over the ceiling joists to reduce cold bridging, additional ventilation paths at eaves level will be required to reduce the risk of condensation. Decorative plaster restoration specialists should be employed, to survey and restore the buildings ornate plasterwork ceilings and relief frieze, which are moisture damaged, existing lime based horsehair plaster may need to be analysed to determine an exact match in its constituent materials. There is evidence of damp penetration to the internal walls throughout the building, particularly on the south wall of the main ballroom; failure of brickwork joints and materials have allowed moisture to penetrate through the buildings solid brickwork, causing damp internally, the buildings external brickwork requires cleaning and re-pointing throughout using a suitable lime based mortar. Insulation of the buildings walls could not be achieved internally due to the historic significance of the buildings decorative panelled walls. External wall insulation would increase thermal efficiency but Local Planning Authorities may object to external wall insulation, as the external alteration of a listed buildings within a conservation area, may be deemed unacceptable, when considering the balance between historic building conservation and energy conservation. External timber single glazed windows are suffering wet rot, through neglect and inadequate levels of paint protection, the windows are later additions and will need to be replaced with suitable double glazed ventilated hardwood timber units. The blackened prepared stonework façade and portico requires specialist cleansing and repointing using a suitable lime mortar.

9.0 Appraisal of Adaption Works
The Wellington Rooms change of use will mean that adaption works are required to formulate new access points, part M of the Building Regulations requires reasonable provisions to be made to ensure that buildings are accessible to, and useable by all those who could be expected to use them.
The buildings primary existing access route is via the front facades central semi-circular portico, the portico entrance is unable to comply with building regulations 2000 and approved document M guidance standards on access.
The front semi-circular portico entrance, closed with stone in 1830 is to be re-opened with glass panels fitted between the columns providing increased natural lighting and adding security to an open feel colonnade entrance.
A new principal access point is to be established via an original door opening located at the Great Orford Street side elevation, the entrance is to have a level threshold and signage identifying it as an accessible entrance, providing compliance with the DDA act 1995.
The buildings internal layout is over a single ground floor level, disabled bathroom and toilet facilities will be provided at this level. Emergency egress is to be established through the new entrance at the Great Orford Street elevation and an original door opening at the rear of the building on Cathedral Walk, this means of escape complies with BS5588 Part 8 Means of escape for disabled people. Active fire safety systems are to be incorporated into the building, including fire detection and alarm systems, and fire fighting equipment, passive features including fire doors and non-combustible materials. Existing services are to be retained or adapted wherever possible; insulations are to be checked for suitability with the proposed project, and compliance with current building regulations. The energy efficiency of the building should be improved beyond the minimum service efficiency required in part L of the building regulations, the use of long life lamps and energy efficient lighting controls should be considered to reduce energy consumption and replacement costs. Renewable energy resources should be used as far as reasonably practicable with a modern biomass boiler fitted in the service basement rooms, under the west area of the building, to produce sustainable heating and hot water; photovoltaic solar panels are to be fitted to the south elevation of the roof pitch as a renewable source of energy production. -------------------------------------------------
10.0 Conclusion The Wellington Rooms are a Grade II* Listed building that have fallen into disrepair since the closure of the Liverpool Irish Centre in 1995, the recommended development proposal option, would sustain and conserve the rooms and safeguard them as a heritage asset for the use of future generations.
11.0 References & Bibliography * BS 7913: 1998 Guide to The principles of the conservation of historic buildings * PPS5 Planning for the Historic Environment: Historic Environment Planning Practice Guide * PPG 15 Planning Policy Guidance Planning and the Historic Environment * PPG 15 Planning Policy Guidance Planning and the Historic Environment * Conservation Principles Policies and Guidance for the Sustainable Management of the Historic Environment * English Heritage Easy Access to Historic Buildings * English Heritage Building Regulations and Historic Buildings * English Heritage Energy Efficiency and Historic Buildings * Refurbishment and Repair in Construction @ 2009 David Doran, James Douglas and Richard Pratley * www.english-heritage.org.uk * www.georgiangroup.org.uk * www.heritageworks.co.uk * www.spab.org.uk

Fig 1 Wellington Rooms Great Orford Street Anteroom

Fig 2 Wellington Rooms Great Orford Street Cardroom

Fig 3 Wellington Rooms Great Orford Street Ballroom

Fig 4 Wellington Rooms Great Orford Street Proposed Entrance

Fig 5 Wellington Rooms Cathedral Walk Ballroom

Fig 6 Wellington Rooms Cathedral Walk Proposed Escape Figure 6 Wellington Rooms Mount Pleasant Portico Entrance

Figure 7 Wellington Rooms Floor Plan