Jasmin Cottage back out again.

One of the panels in St. Mary's. I don't get bored of looking at these and the more photographs taken the better; St. Mary's is being re-arranged inside in 2025, it won't be the first time the Corporation pews have been shifted.

So, the frame repairs are done on this section of Jasmin Cottage. The cavities between the studs have sheepwool insulation installed, leaving a gap for air circulation, 3"/75mm batts in a 4.5"/115mm cavity. Then 1"/25mm woodwool boards installed on to the frame as a substrate for lime rendering.

The washers are covered in scrim and natural plaster primer, to prevent non-adhesion of the lime render in those spots.

Then it's removal of woodworking tools and equipment, down the long passage to the Totnes High St; there is no road access to Jasmin Cottage! 

I don't mind one bit though, because the passage leads to one of my favourite buildings and the carvings therein; St Mary's Church. The building on the left stands on the footprint of an Anglo-Saxon hall.

Just as a reminder, my tribute to the exquisite carvings on the Corporation Pews.

Some other glimpses of the area where Rivers Joinery are mainly working in the near future, the heart of Totnes.

We find braces in the Jasmin Cottage wall

The window is supported, with a section of new framing, and the top of the masonry fixed, with lime mortar and stone. It is now safe to investigate the cracks in the cement mortar, that continue up the side of the window. This cautious removal of render, rather than a wholesale approach proves it's worth; it may have been all that was keeping the structure together.

We find a brace. Phew! Some historic roof leak has dripped down and rotted the front of it. The front was removed to a depth of 1" and a new piece fixed in.

The stud on the left has bad damage above the brace, but is ok below, which is to be expected. So the stud is sistered above and below the brace and secured. This will hold it all together until the rest of the wall receives attention.

Jasmin Cottage is down an alleyway that leads through the left hand door on Totnes High Street.

This building, apparently, still has the footprint of the original Anglo-Saxon hall which stood on the site. That original building and the alleyway were being used over 1000 years ago.

Jasmin Cottage going deeper

 So we know now that there is rot in the timber frame. But how much?

Quite a lot. The sill is badly damaged, the left post/stud bottom is gone and the right post/stud bottom is gone and it's been removed above the sill to accomodate a bigger window than the original.

Support is given to the window and wall while a new section of timber work is made. The rotten timber is removed.

Expanding foam had been used to fill gaps in the lower floor masonry wall. This was part of the problem; not allowing the timber to breathe. Completely inappropriate materials. As much of the foam was dug out and replaced with stones and lime mortar. The new section of timber frame was scarfed into the left post, preserving as much of the historic material as possible. The ends of the sill have been bracketed for now. It is envisaged that the rest of the wall will have the rest of the portland cement render removed and frame repaired when funds allow. That will require full Listed Building Consent. The rest of the new sill can be scarfed in at that time. Now that the window is fully supported, investigation of the cracks further up the sides of the window can commence.

Jasmin Cottage timber frame repair

Jasmin Cottage, Totnes. Early 19th century grade 2 listed with later extensions. Masonry ground floor and timber frame first floor. Investigation of cracks in external, portland, cement render below and around upper left window. 

In a meeting with the lime renderer, Lime Renovations, it is discussed that it would be better to plan for removing an 8'/2.4m strip of cement render, around the window and down to the overhang above the downstairs window. This should facilitate examination and repair of the timber frame and subsequent re-rendering in lime. Obviously, it would be better to be re-rendering the whole elevation in lime, but there are financial constraints for the owners. Making some of this wall more breathable is taking this building in the right direction. A conversation with South Hams Conservation agrees this course of action.

It would seem sensible to go slowly with removing the render, as we really have no idea what lies beneath. A heat sensitive camera has been used but that has revealed nothing about the timber frame; there are no differences in surface temperature, across the wall.

The cracks.

Keyhole surgery.

It becomes clearer why the heat camera is showing us nothing. There is render, EML expanded metal lath (badly corroded), then tar paper/sarking then battens, then the frame with tightly packed fibreglass insulation in between. Gypsum plasterboard on the inside; perfect conditions to rot the frame. That's a 3" screwdriver up to the hilt.

Oh dear, oh dear! Fortunate that Rivers Joinery are here.

Call of the Wild

 Who knew there was a wolf hiding in this elm tree in the back hedge? Call of the Wild.