Existing building plans

As part of the feasibility stage and in order to collect information, a measured building survey was undertaken and plans were drawn up on CAD, see the existing plans below;

Note the bed cupboard which is of historic significance

Lots of bedrooms but only one bathroom

There are a few things to note, first in general terms the plans do not indicate any history in detail, but there is a bed cupboard indicated which should be a trigger for further conservation and historic research. As there are very few left in Cumbria and none that we know of in this condition (more photos to follow):

Bed cupboard, the bed base rails to the right hand side still has evidence of the hemp ropes used to support a mattress and the oak corner posts are still in place..

Another aspect spotted during initial appraisal was that there are two staircases and as a consequence it looked likely that the farmhouse could be split up into two smaller cottages subject to further feasibility investigations and planning.

Consequently as the project moved from gate 1 concept into gate 2 delivery a more in depth historic building survey was undertaken with a view to consider the impact assessment of any proposed works. This conservation investigation was managed by the National Trust archaeologist, Jamie Lund with assistance from the curator Harvey Wilkinson and survey report by Stephen Haigh (a buildings archaeologist).

Here is an extract, from a summary of the buildings development;

The present south wing was built around the end of the 16th century as a threebay
house of two and a half storeys, the ground floor comprising a firehouse at
the west end, with unheated parlour to the east. Shortly afterwards the house
was extended to the north by a wing of two bays, with the room in the north end
of the wing (the present kitchen) being heated, and therefore perhaps replacing
the original firehouse in the south wing (which may then have become used
more as a parlour). 

The fact that both wings have upper cruck trusses of the same form suggests either that the south wing was re-roofed when the north wing was added, or that both were built within a relatively short space of time; in either case, both wings are likely to have been completed by the early 17th century. 

At a later date, perhaps in the 17th or 18th century, another heated kitchen or down-house was added at the end of the north wing, and in the 19th century a lean-to pantry was added on the east side of the building in the angle between the two wings. Also in the 19th century, all the windows in the front of the south wing, and most of those in the north wing, were enlarged and given new, milled sandstone sills.

Further survey reinforces the already acknowledged view that Hoathwaite
Farmhouse is of very high architectural and historic interest, because of its early
date (c.1600), and the numerous and widespread early and distinctive fixtures
and fittings, particularly the joinery.

The house clearly belongs to the early post-medieval “yeoman” or “statesman” farmhouses
of Cumbria, a distinctive group whose architectural value has been appreciated
for a considerable time, but Hoathwaite is notable among them for the larger
than average size, the richness and extent of its decoration, and the persistence
of its legibility: although some of the finer details of the building’s development
are not understood in their entirety, the house still appears to the observer as
having its 17th century components very much evident, in terms not only of plan
form, but also with regard to the extensive fixtures and fittings. Post-17th century
changes have of course been carried out and later materials introduced,
particularly in the 18th and 19th centuries, but for the most part these have
respected and been superimposed on earlier fabric, rather than replacing or
destroying it, so one’s experience in much of the building is still essentially of a 17th century interior.

The farmhouse’s significance demands that conservation must lie at the heart of
and underpin its future management. Almost all parts of the building contain
historic fabric, fixtures and fittings which contribute to the building’s significance, and their importance and extent place considerable constraint on the scope for interior change. It is of course not only the presence of individual items which must be considered in formulating
proposals, but their collective presence within a house which is still very much
17th century in character, and the legibility of the historic interior noted above must be at the forefront when considering change.

The house is suffering from some rainwater ingress through the roof or chimney
stack at the east end of the south wing, and the external limewash is also in
need of attention in many areas, so urgent repairs are essential to address these.

Rear elevation (east) showing lime render in need of attention.

So whilst considering and preparing for a refurbishment project within a grade 2* listed building, including a listed building consent and a bat survey, it was planned o undertake essential maintenance works before winter 2015 in order to make the building wind and watertight. These initial external works were started in the summer of 2015 with the aim that the lime works be complete before the cold winter weather.

Whilst the scaffold was up we also took the decision to get the chimney flues lined for future stoves as the roofing works could be carried out at the same time.