Advise for my new property

[Lisasutton]

Good morning

This is my first of what I think will be many posts in these forums, any advise I can gain will be very much appreciated.

The background......I have recently purchased a cottage which is said to have been built (according to listed building register) in 1705, however some local information suggests that it could have been built in the late 1600s. The local stories suggest that it was built using the materials from half of the Manor House next door (mentioned in the doomsday book), there is a story around this which I won't go into now.

Anyway, I have a love of older properties and their original features so it will be my intention to try to bring back some of the cottage's charm over time (consent permitting of course) but I want to make sure I get it right.

I would like to gather as many facts as possible before I begin to make plans on what I shall do. So, initially I am intrigued about a number of things and would really appreciate some thoughts...firstly I have no clear idea what the interior of the cottage could have looked like then, would the walls have been plastered or exposed for instance? Were the beam exposed? The beams seem to have been covered (probably in 1936), why would that have been? I have one in the dining room and two in the sitting room (see picture).



The house was extended in 1936 to add a kitchen to the side and at the same time I believe that they may have changed a number of other things. I am particilarly interested in the fireplace in the dining room. I think that the current surround is from around 1930-40 and I'm afraid I don't like it. I would really like to see if there is likely to be anything older to expose behind (see picture) hopefully something similar to my sitting room the fireplace which has been exposed and I love the look of it (see picture)

I am sure I have many other questions, but I think this is enough for now, please be assured that it is my whole intention not to change or do anything with this property that will damage its history etc.

Thanks

Lisa

 

[MikeG]

Welcome to the forum, Lisa.

There isn't much to go on in your post. You don't describe the construction of your cottage (is it oak framed, cobb, stone, all brick, brick and flint, for instance?), nor your location in the country (regional variations are quite a big deal with English/ British cottages). What size is the building (high status houses could be built very differently from lowly peasant's cottages, for instance)?

As to whether the bridging joist alone would have originally been exposed, lift a carpet upstairs, and if there is a loose board (there always is), lift this and take a photo. This will be a good place to start with understanding the first floor construction. One thing that is absolutely certain: the bridging joist would not have been painted gloss black originally!

As your building is listed, you can't just bash away at the fireplace and see what's behind. It is often much more authentic to renovate cottages (and other buildings) in the style in which they were were last renovated/ altered, so a 17th century cottage might well end up with a restored Victorian or Georgian interior. Indeed, even an Arts and Crafts interior. As you are listed, you won't have the option of deciding exactly how you want it to appear, and like it or not, your stairs, fireplace, internal doors, second-fix joinery and so on may well be required to stay by your local LBO. More often than not, a properly drawn survey drawing will reveal whether or not there is anything buried behind a fireplace. You might consider employing a local surveyor or architect to draw a decent set of drawings.

 

[Lisasutton]

Thanks Mike for your response.

Apologies, as you know I am new to this and also new to owning a property of this age.

I take on board your comments about the listed restrictions and it is my intent to speaking to the planning office before embarking on any work.

The property is just outside Chesterfield, it is built of stone. It is said that the property next door, described as Tapton Manor was partly demolished after a fire (along with an alternative story) and this cottage was built with the materials from the manor. The manor is mentioned in the doomsday book.

I do not believe it to have been a peasant's cottage, but certainly not a grand manor.



The attached photos may help, although not brilliant. The property was extended in 1936 and 2000, you can see these both on the right hand side.

I have some plans, left by the previous owner from past planning applications, what should I be looking for?

Really appreciate your help.

Lisa

 

[88v8]

Hello and welcome.

That's quite a cottage. Handsome doors. Intriguing boarded gable end on the roof which hints at some past architecture.
Love the mock-gothic door in the outhouse.

The interior walls would have been lime plastered. Bare walls are a Disneyfiction.

What a superb Deco fireplace in the dining room. Perhaps you could decorate and furnish the room in Deco style, there are some very nice pieces on eBay. Not that it would be my first choice of style, but that is a superb fireplace. Given that the house was significantly altered in the Deco period, as has been said the CO may be unwilling that the 1936 changes should be unpicked, particularly without compelling evidence as to the greater merit of what may or may not have gone before. I think you should learn to love your Deco.

The beams were originally exposed, and the underside of the upstairs floorboards may have been visible. Unless the boards are tg (unlikely) dust would have come through from upstairs. And noise. The beams were later underdrawn because it was 'moderne'. And easier to decorate. And better sound damping. And less dust.
Your beam could be repainted in satin. Or matt. Or stripped if you are really into masochism. But Deco was a glossy period, so if that is the dining room it is 'correct'' as it is.

Someone intelligent has worked on the chimneys. T-pots. Good.

You haven't said that it's damp. Or has woodworm. That gives you a flying start over most people who post on here.
And externally at least, the 2000 extension is not a blot. And you appear to have iron water goods, no plastic, hooray.
So as period properties go, altogether in the top drawer.

It looks as of the garden has much scope, and I imagine there is some established planting which is something that money cannot buy.

Live there a while. Let the house sink into your bones. Don't rush to do or undo. Enjoy what you have.

Ivor

 

[Flyfisher]

I second Ivor's post above - especially his last sentence.

You're doing exactly the right thing by researching things and planning things and not immediately rushing to do things. I'd also recommend making contact with your conservation officer / historic buildings officer at the local council sooner rather than later to discuss your ideas for the property and what you're aiming to achieve. In very general terms initially because you may find that they have other and possibly better suggestions that you haven't thought about - think of them as the experienced professionals they are (or should be!) rather than faceless bureaucrats full of red tape just getting in your way.

Personally, I'd settle in as far as possible as is, have a big family Christmas and experience a winter in the house before finalising any alteration plans. A period of normal living will likely reveal things you've not yet discovered and maybe that you can actually live with some of the things you're currently planning to change.

Whatever you decide, enjoy your new home - it looks wonderful.

 

[JoceAndChris]

It does look sweet, and very liveable, and I think you've had some great advice above from forum regulars!

If you're new to decorating in a period style, you might not be aware of casein distemper? It's chalky, matt, with a wonderful mottled, indeterminate, very very period ( any period except 1950 onwards) It can go nicely over modern emulsion. It is beautiful, and instantly creates a look of former centuries. Highly recommend. As mentioned above, bare stone ( and even bare beams, which would almost certainly have offended the Georgians in the 18th C) was plastered. Revealed interior stone is usually a modern anachronism.
If you want a truly authentic interior ( and as you are in a terraced row, I suspect your cottage may be early 18th C) you would most likely have bare flagstone and wooden floors, limewashed walls, hard wooden chairs by the fire, not much in the way of comfort or soft furnishings. Decoration at that time for estate cottages was pretty stripped down.
It may be better to go for more of an unspecified cosy cottage look and use arts and crafts furniture or whatever 19th C furniture you like.
I've embarked on a full Regenecy museum ( in too deep to get out now) and whilst I love it deciding to be completely authentic to the period leaves you with some pretty stiff consequences, like only being able to buy one piece of furniture a year because Regency antiques are so expensive, like not being able to have a visible TV or photos of family. :lol: It's my choice and I do love the effect I'm busy making but it is not an easy road to travel.
Best of luck!

 

[JoceAndChris]

I do not believe it to have been a peasant's cottage, but certainly not a grand manor.

Very sensible, a strong emerging middle class by this period anyway. We tend to have a bit of a generalised view of workers as "peasants" but that's quite medieaval. It can be hard in our overcrowded country stuffed with cheap housing to grasp the housing for staff (of grand houses, factories, coal mines) in the 18th and 19th centuries. Especially away from the big cities. My father, now 80, grew up in service in a cottage by Horton Court - his mother was head cook and his father head gardener of the now NT property. That cottage is probably worth the best part of a million now. Of course the workers didn't own their cottages, and they would not have a lot of grandeur inside, but the outsides could be quite breathtakingly lovely as cottage building by estate owners was something of a competitive sport. Likewise, my own building, a cottage ornee, was built at the behest of a gentleman farmer but it was owned by the local Hall and he was just a tenant, though he went on to become a "millionaire" with the success of his farming and I'm sure he must have quit Beacon Cottage to buy a gentleman's residence. But, property was chiefly owned by landed gentry in this period. The concept of your own cottage filled with your own possessions wasn't a thing.

 

[MikeG]

Interesting that a couple of posters have said what I always say to my clients: live in the place a while before rushing into any work. So many people buy a new house, and straight away come to me and say "I want to do X, Y and Z.......can you draw it up for me". I always urge caution, and time, and they never end up doing what they were proposing doing in the first place.

I'd love to see a close up photo of the window and door surrounds from the outside, if you have one. They look interesting to my tired eyes. As for your drawings, can you scan them, or even just take a photo, and pop them on here? Cover up any private info (name, address etc). They'll give a clue as to whether or not there is something behind the fire. Upstairs and downstairs, if you've got them.

 

[MikeG]

.........as you are in a terraced row.......

That's what I thought for a second too. I'm pretty sure they are detached.

 

[JoceAndChris]

Oh yes, I do apologise! The extension.

 

[JoceAndChris]

Lisa Sutton, I think you should go into the story as I'm now intrigued as to what your building is! :lol:

 

[Lisasutton]

Thank you everyone, I am quite astounded by all of the responses. I shall try to response to everyone in the next few post.

 

[Lisasutton]

88v8 - Ivor thank you for your message.

You asked about the gable end, this is indeed interesting, it belongs to the property behind......I am going to explain in a couple of posts time as there is a bigger story around it.

 

[Lisasutton]

Flyfisher (and everyone with the same advice)

I hear the message load and clear and you are all right, we need to take our time and feel the house properly before doing anything. I am also hoping to make an appointment with the Conservation Officer as soon as possible, which is more aimed at an introduction and to gauge his feel for the property.

 

[Lisasutton]

MikeG - thank you for taking a look at the photos.

I will take some close-ups of the windows in the daylight and post them. I will also see what I can do about scanning the plans, I have several sets from a number of planning applications.

 

[Lisasutton]

The property is not terraced, although I know that it looks this way (due to the two doors I guess). It is in fact link-detached, JoceandChris.....I can give you what I know about the property which is limited.

The property next door to our house is an old Jacobean manor which was mentioned in the Doomsday Book. It is said (although this is just one story), that there was a big fire, date not known, and the west wing was demolished. There is still evidence of a fire in one of the window surrounds, so this seems like the most credible story. It is said that our house was this built using the materials from the demolished west wing. Some reports say this happened in mid-late 1600 and others in 1705.

The next information I have is not until 1936 when the property was purchased by the owner of a larger house in the area for his daughter on her wedding. I have found newspaper clippings of the wedding and mentions of the cottage.

Now the reference to the gable end.....in 1936 the house was extended significantly to the rear and the gable belongs to this property, the cottage then became one large house until the 1950s when it was split into 2 properties, the original one and the new one, this is how it remains today.

I have been astounded with the interest in my post and I thank you all very much.

I have a keen interest in creating an authentic environment whilst maintaining the integrity of its history...I feel many afternoon in the records office coming on!

Ivor - if it has to be Art Decor, then so be it

 

[Lisasutton]

MikeG

Thank you once again for your interest. Firstly I have attached some photos of the windows. You will notice that the windows have lovely 'swallow' shaped.

 

[Lisasutton]

MikeG

Attached is the picture of the door. This is interesting, the door is metal, I am not sure what sort of age it is, but seems to have been there for sometime.

 

[Lisasutton]

MikeG - sorry I missed the picture of the catches (see below)

 

[Lisasutton]

MikeG

As requested, please see attached plans. I have a number of plans but tried to pick out the most informative of them. I did scan them, but it seems I am unable to upload a PDF unfortunately, so I have had to take photos...not ideal sorry.


Kind regards

Lisa