Option 22 - Active management to improve the condition of vernacular rural buildings
What this is about
Vernacular rural buildings, such as byres, mills and kilns, are an integral part of Scotland's cultural heritage and contribute to landscape and local character in rural areas. They were usually built using local materials and techniques, and pre-date the advent of mass-production techniques and the use of new building materials such as concrete. Changes in farming practices since the mid-20th century have rendered many vernacular rural buildings unsuitable for the purposes that they were originally constructed.
This option will enable you to undertake sympathetic management of vernacular rural buildings that are structurally sound but in need of small-scale repairs. This management will make sure that the buildings stay wind and watertight and viable for use now and in the future. Repairs should be like-for-like carried out using materials and methods that are sympathetic to the building techniques used in the construction of the building. Support under this option is limited to pre-1940 buildings, to ensure that priority is directed to those structures that are most at risk of becoming redundant and falling into advanced disrepair.
Support is also restricted to buildings that are not used for permanent, temporary or seasonal human residence. For example, repairs to a house or cottage or building that has been converted for human residence would not be eligible for funding. However, repairs to a workshop or byre would be eligible, as these buildings are not used for human residence. Nor can support under this option be used as part of a larger project to bring other buildings on site into use for permanent, temporary or seasonal human residence.
What this will achieve
This will assist you in looking after this valuable part of Scotland's rural heritage. It should also:
- increase the working life-span of your vernacular buildings
- promote sustainability by ensuring that your vernacular buildings remain viable for use in future when they might otherwise have fallen into disrepair
- contribute to the enhancement and retention of local skills in traditional building techniques
- help to maintain local distinctiveness of buildings and landscape, retaining the character of your area.
What you must do
If your building is Listed, you should check with the local authority whether Listed Building Consent will be required for the works that you propose. Consent is usually required for alterations to listed buildings only, rather than for minor repairs. If you do find that Listed Building Consent is required for the works that you propose, you will need to apply to undertake the work through the Rural Priorities options rather than through the Land Managers Options.
Before you commence any work, you should check the building for the presence of protected species of animals, birds and plants. Consult Scottish Natural Heritage if you are in any doubt about whether your proposed work will affect a protected species.
You must keep a photographic record of the condition of each building you will manage under this option by taking photographs before the management commences and again after 1, 3 and 5 years. These photographs must be retained for inspection purposes.
Management works and repairs should be small-scale only as illustrated in the examples below. Re-roofing buildiings or rebuilding collapsed walls are not eligible for funding under this option. The most important course of action is to carry out regular inspections and minor repairs which should avoid the need for substantial and expensive repairs at a later stage. Repairs should be carried out on a like-for-like basis.
The following works - though this list is not exhaustive - are eligible for payment under this option:
Roofs
Ongoing maintenance is the most important aspect of looking after old buildings, and this is particularly true at roof level. A bad roof will be most likely to lead to a quickly deteriorating building. This option allows for the regular inspection and repair of roofs to ensure that they are waterproof. The best time of year to inspect a roof is autumn, before the winter sets in.
- Slipped or broken tiles or slates should be re-fixed or replaced. You should use matching slates or tiles if you are replacing them. You can find more information on the maintenance and repair of slate roofs at:
http://www.historic-scotland.gov.uk/informguide-slate.pdf
- Advice on the maintenance and repair of pantiled roofs is available at:
http://www.historic-scotland.gov.uk/informguide-pantiles.pdf
- Check the condition of cast iron roof cladding and keep the material painted to minimise corrosion. Historic Scotland has issued some guidance on corrugated iron, available at:
http://www.historic-scotland.gov.uk/informguide-corrugated-iron.pdf
- Check mortar fillets at the skews to ensure that there are no cracks letting rain in. Repair where necessary, using the right mortar. This work should normally be carried out using lime mortar.
- Check lead or zinc flashings and ridges and repair or replace where necessary.
- Check other roof elements such as ridge ventilators and repair where necessary.
- Repair thatched roofs. Thatching is an ongoing task and repairs should be carried out on a yearly basis. Check that there are no weak spots, check for rat or bird infestation and remove. Check that weighting ropes and nets are in good order and are evenly distributed. Historic Scotland has produced some guidance on thatching called 'Thatch and Thatching Techniques', their Technical Advice Note ( TAN) 4.
- Keep chimney flues clear of any debris to ensure free air circulation. Re-point or re-harl where necessary using an appropriate mortar.
Rainwater Goods
Checks should be carried out on a regular basis as gutters can quickly become full of leaves etc, one of the primary causes of water ingress in traditional buildings.
- Ensure that the rainwater goods are kept free of debris
- Metal rainwater goods (other than lead) should be painted regularly to prolong their lifespan
- Ensure that there are no leaks and repair as necessary with the right traditional materials. Further information on the maintenance of rainwater goods is available at:
http://www.historic-scotland.gov.uk/informguide-rainwater-2.pdf
Windows, Louvres, Skylights and Doors
Traditional windows are an important part of the character of simple traditional buildings. Regular maintenance and upkeep of windows will ensure their long-term survival and their ability to keep buildings weatherproof.
- Replace broken window panes and re-putty panes where necessary
- Repaint windows and doors regularly
- Replace rotten timber sections where necessary
- Ensure that ironmongery is working and that windows open and close fully
- Advice on the care and repair of external timber doors is available at:
http://www.historic-scotland.gov.uk/informguide-timber-doors.pdf
Walls
Rural vernacular buildings are often built of rubble and this is usually a soft sandstone or hard whinstone. Rubble sandstone was traditionally covered in a breathable lime harl (render) to act as a weather shield. Sometimes this has been replaced at a later date with a hard, impervious cement render and this can lead to damp problems.
In general
- Re-pointing of walls should be carried out where necessary. Only loose mortar should be raked out of the joints. New lime mortar should be applied in the same way as the original. Advice on the benefits of using lime mortars is available at:
http://www.historic-scotland.gov.uk/informguide-limeandcement.pdf
- Where a hard cement mortar has been used as a later repair, this should be removed if it is causing problems with dampness. Replace with an appropriate breathable lime mix.
- Advice on re-pointing rubble walls is available at:
http://www.historic-scotland.gov.uk/informguide-rubble.pdf
- Advice on the decay and repair of sandstone is available at:
http://www.historic-scotland.gov.uk/informguide-masonry.pdf
- Advice on cleaning sandstone is available at:
http://www.historic-scotland.gov.uk/informguide-sandstone.pdf
Interiors
The interior of a building can be just as interesting as the outside and may contain features that indicate the original use of the building, like cattle troughs and stall dividers. It may contain domestic fittings such as timber-framed partitions, wooden panelled doors or tongue-and-groove panelling. Original flooring such as flagstones, quarry tiles or timber floorboards add character too. Features that may no longer be in use, such as meat hooks or threshing equipment are part of a building's history and character and are worth looking after.
- Ensure the building is kept watertight so that internal fabric does not begin to rot or decay.
- Keep buildings well ventilated, allowing any trapped moisture to escape. Advice on identifying and dealing with damp is available at:
http://www.historic-scotland.gov.uk/informguide-damp.pdf
- When repainting, remove excessive layers of paint and re-paint using the right kind of paint for the job. Treat unpainted wood with oil, wax or varnish.
- Advice on internal finishes is available at:
http://www.historic-scotland.gov.uk/informguide-paint.pdf
Cobbles and flagstones
These hardwearing surfaces are difficult to replace nowadays and are a valuable and practical resource. Granite setts, clay tiles, bricks, stone flags or cobbles have all been used and the materials sourced locally. Often the surface of a courtyard may have become uneven due to heavy wear and tear.
- Ensure the ground is level, with drainage routes clear of weeds and debris
- Replace missing stones, bricks or tiles with matching ones. These can be sourced from salvage yards if there are none spare locally.
Ironwork
Decorative cast or wrought ironwork may be found in the way of railings, gates, roof structures and supporting columns in barns or byres. There may also be other features present such as boot scrapers, finials and weathervanes, vents or agricultural fittings. The main problem is usually rust caused by exposure to the weather.
- Check paintwork every year. Blistering paint suggests rusting underneath.
- Ensure ironwork is kept rust-free. Use a wire brush to remove loose flakes before repainting
- Paint ironwork
- Keep ironwork dry where possible. For example, remove weeds as these can hold moisture
- Advice on how to manage iron gates and railings is available at:
http://www.historic-scotland.gov.uk/informguide-ironwork.pdf
Who can apply
All land managers who own or manage an eligible vernacular rural building can apply for this option.
How to apply
Complete Section 3 of the LMO application form use code LMOVRB. The amount applied for should be an estimate of up to 75% of the cost but the claim will be limited to the amount on the application.
Eligibility criteria
Vernacular rural buildings eligible for management are defined here as the range of traditional (pre-1940) rural buildings, constructed primarily from local materials in response to local needs, following local traditional design patterns that contribute to local character and distinctiveness. Examples of eligible buildings include simple farm or estate buildings, byres, mills, kilns, smiddies and workshops.
This option cannot be used
- to manage any buildings that are used for human residence, either permanent, temporary or seasonal. Nor can it be used as part of a larger project to bring other buildings on site into use for permanent, temporary or seasonal human residence
- for the management or repair of any buildings that you are receiving payment for managing, altering or refurbishing under other Land Managers Options or Rural Priorities options
- to carry out any work to a scheduled monument
- for works for which planning permission or building warrant is required or, in the case of listed buildings, which would normally require listed building consent. If any of these consents is required, you must apply to undertake the work as part of a Rural Priorities option
- for the repair or introduction of electrics, plumbing or other services
- for the repair or introduction of non-original features, materials, interior fixtures and fittings unless this is specifically required by building regulations or health and safety legislation.
Rate of support
We will pay 75% of the cost of management works based on receipted invoices. Own labour costs and own machinery costs are not eligible for payment.
Inspections/verification
The inspector will check the work carried out is the same as claimed, is in working order, is being used for the specified purpose and that the claimed costs are justified.
In the 5 years following payment, the building or buildings repaired under this option must not be sold or used for human residence, and the items funded must be maintained and not modified unless you can provide evidence that
- force majeure applied, or
- the items have been replaced with an eligible item of equivalent or higher specification.
Evidence
We will send you a claim form which you must submit along with the supporting documentation by 31 August in the year following application. A detailed invoice of any receipts or other documents must be submitted in support of your claim for payment.
List of links to relevant technical guidance
http://www.historic-scotland.gov.uk - The Historic Scotland website includes a wide range of guidance on the care of historic buildings.
http://www.scotlime.org - The Scottish Lime Centre specialises in advice and training in the use of lime-based materials for the conservation and repair of Scotland's traditional buildings.
http://www.ihbc.org.uk - The Institute of Historic Building Conservation is the principal body in the United Kingdom representing professionals and specialists involved in the conservation and preservation of the historic environment.
Useful contacts
Historic Scotland's Technical Conservation, Research and Eduction Group Publications Department:
Tel: 0131 668 8638. Web: http://www.historic-scotland.gov.uk/conservation
Historic Scotland's Conservation Bureau and Technical Enquiry Service
Tel: 0131 668 8668. Email: hs.conservation.bureau@scotland.gsi.gov.uk