STRIDE TREGLOWN - Swansea University House - Historic Building Assessme… · Conservation Principles August 2016. Fulton House - Historic Building Assessment Stride Treglown 2 CONTENTS

STRIDE TREGLOWN

Swansea University - Student Precinct

Fulton House

Historic Building Assessment - Part 2 of 2

Risks & Opportunities and Conservation Principles

August 2016

Fulton House - Historic Building Assessment Stride Treglown

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CONTENTS

6.0 Section 4 - Risks and Opportunities6.1 Physical condition

6.1.1 General condition6.1.2 External walls 6.1.3 Curtain walling, windows and external doors6.1.4 Roofs6.1.5 Rooflights6.1.6 Rainwater goods6.1.7 Hard and soft landscaping6.1.8 Internal exposed structure6.1.9 Internal walls 6.1.10 Internalfloors6.1.11 Internal stairs6.1.12 Internal ceilings6.1.13 Internal doors6.1.14 Internalfixtureandfittings

6.2 Ownership, management, and use6.3 External factors6.4 Opportunities6.5 Development and change6.6 Understanding

7.0 Section 5 - Conservation / Alteration Policies7.1 In terms of ‘Conservation’7.2 Intermsof‘AlterationsandModifications’7.3 In terms of ‘New Work’7.4 In terms of ‘Access’7.5 In terms of ‘Climate change’7.6 In terms of ‘Effects on the environment’7.7 In terms of ‘Managing information about the heritage’

Fulton House, with Halls of Residence behind, taken soon after its completion in 1962 (photo from ‘University College of Swansea – College House & Halls of Residence’)


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6.0 RISkS AND OPPORTUNITIES

Utilising the Heritage Lottery Fund’s ‘Conservation Plan Guidance’ document as a useful format, this section of the Historic Building Assessment will explore what is happening to the heritage asset of Fulton House, how it might be vulnerable and what the potential threats are to its long term survival.

It is also important to identify the opportunities for improving the conditionofthebuildingandsiteandthebenefitsitprovidesforpeopleand society who experience it.

Wewillidentifythoseissueswhichhaveaffectedthesignificanceofthesite in the past, and more importantly might affect it now or in the future, in order that policies can be brought forward to retain and enhance its value. Broadly speaking these fall into six main areas:

• Physical condition – what is the current state of the fabric, previous inappropriate alterations, and what are the conservation needs?

• Ownership, management, and use – is the current regime affectingthesignificanceofthesite?Isitappropriate?Arepublicandcommunityexpectationsleadingtoconflict?Aretheresufficientresources? Does the University have the skills needed to manage the heritage? What are the public’s expectations of the building?

• External factors – are there any issues which adversely affect the site through visual intrusion, inappropriate development or uses, and traffic?Mightconstructionworksputwildlifeorarchaeologyatrisk?Are there environmental factors which affect the building?

• Opportunities - what opportunities are there for preserving and thenimprovingthebuilding’sconditionandthebenefitsofthepeoplein and around it and the wider society? What opportunities are there to increase access?

• Development and change – how might the site be vulnerable to change in future? What impact will statutory requirements have? Might enhanced security measures could make the heritage less accessible to the public? Might the building become more vulnerable to erosion or vandalism as a result of increased access? Might action to reduce carbon emissions put the appearance of a historic building at risk? Might new buildings around the site have a negative impact on its appearance?

• Understanding–isalackofunderstandingofthesite’ssignificanceleading to inadvertent damage or missed opportunities?

Fulton House, as it is now, looking from the approach at the front


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6.1 Physical condition

What is the current state of the fabric, previous inappropriate alterations, and what are the conservation needs?

6.1.1 General condition

It is felt that, generally, Fulton House’s fabric is in a reasonable condition, althoughtheflatroofswerenotassessedandnotallroomswereaccessed.

It is very clear that the façade and spaces to the front (south) of the building have been far better looked after than those to the rear (north). As a result, the north elevation windows and some of the internal spaces on the north are in a worse condition that those on the south. Indeed, these are probably the areas and elevation of worst condition in the building.

The materials used to construct Fulton House – concrete, brick, stone, hardwood, steel, terrazzo – with few original soft materials, have meant that the fabric has fared relatively well. This is particular pertinent to the elevations, where the brick remains in good condition and the main areas of concern are the stone cladding bands to the front elevation and the steel-framed windows, particularly at the rear.

As stated above, judgement on the roofs is reserved as these were not viewed and need to be before a detailed assessment of condition can be made.

The main part of the south façade glazing has been replaced and a number oforiginalfinisheshavebeencoveredup(timberandterrazzoflooringcoveredbycarpetandvinylandexposedsoffitsbysuspendedceilings),which has both protected the original fabric and, in some cases, damaged it through the use of strong adhesive.

Inmostareas,theoriginalinternalfinishes,andsomeofthemorerecentadditions, are looking tired and showing signs of scarring. However, generally this is not of concern as one would expect a well-used building of 54 years of age to show signs of wear and tear, which, as long as it is only visual, may be deemed to be ‘the patina of age’. Any aspects which wouldbenefitfromrestoration,suchasthehardwoodfloors,hardwooddoorsandterrazzostepsandflooring,canbedonesowithrelativeease.

Fulton House is looking tired and there are many defects, especially at the rear. There are some alterations which are variant to the original ‘feel’ofthespaces,especiallytothegroundfloorconcourseatthefront.However, generally, Fulton House’s fabric is in a reasonable condition and it is felt that its repair, conservation and, in some areas, restoration and adaptation would be viable. It is also felt, though, that Fulton House’s ever-decreasing use is likely to result in less maintenance and, hence, more accelerated deterioration, suggesting that considered alterations to ensure its increased use should be considered.

6.1.2 External walls

The external walls are of a brown brick and curtain walling construction, with two horizontal strips of ashlar stone cladding, all typical of the period, with little external ornamentation. To the rear, the majority of the central block is faced with buff bricks.

Generally, the main brown brickwork is a good condition, with little sign of damage to bricks or pointing. The walls are capped with a stone coping, which is not visible enough to judge on its condition. Lightning protection rods, coloured to match the brick, run down the walls.

The brickwork directly below the balconies to the front and rear of the two wings is stained and suffers damp as a result of the balcony overhang and the restriction to drying, once wet.

The buff bricks to the rear are stained in areas and there appears to be averticalcrackbetweenthesecondandthirdfloorwindowsjusttotheleft of the centre line, however otherwise their condition seems to be reasonable. There are two large steel ducts running up the rear elevation, with corrosion evident at the joints.


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To the front elevation, there is a strip of ashlar stone cladding between thegroundfloorglazingandtheterrace.Thisisshowingdiscolouration,primarilyinthelowersection,andparticularlyatthesoffit,whichmaysuggestsignsofcorrosioninthesteelfixingsbehind.Also,totheeasternend the stone sections at the top and the bottom have cracked and come loose. Whether this is the result also of corrode steelwork behind is unknown, however possible. There is also vegetation growing in the corner.

There is another strip of ashlar stone cladding at the top, above the curtainwalling.Itwasdifficulttoestablishtheconditionofthis.

Either side of the entrance doors are two small areas of slate panelling on the wall. There is some deterioration at the jointing of the panels, there aresignsofunusedfixingholesandthereisstainingonmanyofthepanels.

6.1.3 Curtain walling, windows and external doors

The curtain walling and windows are set within a slender dressed stone surround on a regular grid. The steel-framed units are hermetically sealed double glazing units with ‘anti-sun’ glass to the outer pane.

The main ‘curtain’ of glazing to the south elevation has been replaced with an aluminium curtain walling with opening lights and brise soleil added, all in a mid-grey colour. The brise soleil is horizontal, projecting out from thecurtainwalingwithsteelteesandanendchannelandsixinfilllouvreblades. Generally, all of this seems to be in a good condition. The curtain walling is set on the outer face of the external walls, resulting in a deep cill.


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The entrance metal framed glazed doors are two sets of automatic sliding doors in the centre, with a set of double sing doors to either side. These appear to be in a reasonable condition.

To the front ends of both side wings, the curtain walling is still original – painted white metal framed – with sets of double doors opening out tosmallterracesatfirstfloorlevelandfixedglazedoverpanels.Theirconditionisgenerallygoodtothefront,howeverwouldallbenefitfrombeing re-painted, but in a poorer condition at the rear. The lever handles to the doors are brass and also appear to be original. They are worn, as expected, but in a reasonable condition, however their operative condition was not tested. The balcony to the front is again is a reasonable condition, however in a poor condition at the rear.


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The windows to the two side elevations are made up of a regular run of single windows. To the toilets, the glazing is obscured. Many windows have been penetrated with mechanical vents.

They are white painted metal-framed horizontal centrally pivoted with a smallfixedpanelbelow,setontheoutsideofthewall,withadeepinternalcill. The condition of most of them, to the two side elevations, is generally good,howeverwouldallbenefitfrombere-painted.

However, many of the windows to the north elevation, notably those to themeetingroomstothesecondfloor,areshowingsignsofconsiderablecorrosion, particularly to the bottom and inside parts of the window surround, and require attention.

There is, in fact, a range of different white painted metal-framed window infillstotherear/northelevation.Aswiththesideelevationwindows,theyallhavealowbottomfixedpane,however,insomecases,theglasshasbeenremovedandfilledinwithasolidpanel,which,insomecases,is in a poor condition. Some of these windows, like those on the side elevations are horizontal centrally pivoted, to others, the top section is splitintotwowindows,someofwhichareopening,and,tosomefirstfloorwindows,thetopsectionshaveamullionseparatingtwofixedpanes. Some of the glazing is obscured, some is clear. This elevation is considerably altered, extremely messy and in a poor condition, and some of the glass is broken.


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Someincludeobscuringfilmontheglassincorporatingsignageandtext.Generally,thisfilmisinareasonablecondition.

Theexternaldoorsoutontothefirstfloorterracearetimber-framedwith a large pane of clear glass. There are signs of some repairs to the door frame and the protective coating and colouring to the timber is all but completely lost which makes the timber looks distressed. However, there is no obvious sign of rot in the timber, albeit this should be checked and the coating re-applied soon.

6.1.4 Roofs

Alltheroofsappear,fromaerialphotographs,tobeflat.Theyarenotvis-ible from the ground and therefore no assessment has been made for this report. However, there were no signs of obvious leaks from the roofs into the spaces below.

Theroofoverthesouth(front)entranceareaisalsoflatandformsanaccessible terrace with square paving slabs, which appear to be in a rea-sonable condition, aside from some surface scratches, and a white painted guardrail. The balustrading to the guardrail are white painted steel small squareprofiledbalusters,everyotheronesupportedofftheterrace,withthe intermediate balusters supported off a plate some 200mm above the terrace. The handrail is a white painted steel plate. This all appears to be in a reasonable condition, albeit it is in need of a re-paint, and possibly some localise repairs. There is a rainwater grille on the outer edge of theterracefloorwhichappearstobeinareasonablecondition,howevercould also do with a paint.

Over the main entrance there is a cantilevered canopy with timber slats on the underside, with inset lights, and powder coated aluminium fascias. This appears to be in a good condition.

6.1.5 Rooflights

Above each of the 5no. staircase (the corner 4no. and the central one fromtherefectorybalconytothetopfloor)therearelargerooflights,madeupofaconcretegridinfilledwithglassblocks.

Tothelongflatrooflightoverthecentralstairs,whichhasalightfittinghanging from it, one of the blocks is missing and one is badly cracked. All glassblockstothesmallerflatrooflightareundamaged.Inbothcases,howeverthereispaintworkontheglasswhichwouldbenefitremovalandthetopoftherooflightcleanedup.


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Toeachofthefourcornerstaircases,thereisonerooflight,intheformof a vaulted arch of concrete framework with circular glass block within. These appear to be in a good condition, however all four were not viewed. As with the central stair, there is paintwork on the glass which would benefitremovalandthetopoftherooflightcleanedup.

6.1.6 Rainwater goods

There are no rainwater pipes on the outside of the building, suggesting that all of the pipes are internal and hidden behind structure. No assessment has been made of the condition of these pipes.

6.1.7 Hard and soft landscaping

The perimeter of Fulton House is made up of paving slabs.

On the two side elevations, there are a series of steps and ramps. The steps, only to the east elevation, are concrete with painted nosings and the handrails are painted steel circular hollow section balusters, handrails and midrails. The railings are showing signs of corrosion and the steps are slightly worn. The ramps, to both elevations, are paving slabs within low brick walls, with stainless steel circular hollow section balusters and handrails. Their condition appears to be reasonable.

On the west elevation, there is a long run of fairly new stainless steel Sheffieldloopedbicyclestands.Theseappeartobeinaverygoodcondition.

To the east elevation are a series of older bicycles stands, including a covered stand, however these are not in as good condition.


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6.1.8 Internal exposed structure

Withinthegroundfloorconcourse,thefirstfloordoubleheightrefectoryandthethirdfloordiningrooms,justinsidethecurtainwalling,arearowof painted concrete columns. There is also a similar row to the side wings, albeit much further back into the space. The surface of these appears to beinagoodconditiononallfloors.

Thereisprotectiveslatteddarktimberpanellingtothebaseofthefirstfloorandthirdfloorcolumnsatthefront.Thisisalittlescarred,howeverin a reasonable condition.

6.1.9 Internal walls

Internal walls are generally plastered masonry or, with some newer installations, plastered lightweight partitions. As one might expect, there are a number of areas of damage to the plasterwork throughout, however they are occasional and easily addressed with patch repairs or a more focussed programme of re-plastering.

Thefoyertothethreetopfloorlargediningroomsappearstobefairlynewly plastered and its condition is very good.


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However, many walls are timber panelled. The timber panelling is of hardwood and is generally well-worn and marked and much of the surface protection has been lost. It is likely that a light sand down and re-application of a varnish would restore its quality, however it is likely always to retain the very acceptable ‘patina of age’. These areas include:

Theupperfloorlevelofthefirstfloor,doubleheightrefectory,onthenorth face, which is dark hardwood timber stained panelling with vertical joints, and is in a good condition. The timber matches the timber of the original doors and is therefore assumed to be original.

Thewallsbetweenthe‘blas’coffeeshoptothegroundfloorandtheconcourse are light timber veneered and in good condition. This is not original.

Thewallstotheretailoutlettotheeasternhalfofthegroundfloorconcourse also incorporate one section of light timber veneered panelling, however it is also mainly of darker hardwood timber panelling, which one assumes to be the original. This is again in good condition, however, it displays the patina of age.

In some areas, such as on stair landings, there are dark timber-framed glazed partitions with georgian-wired glass panels. These are in a good condition.

Thewallstothefoyertothethreetopfloorlargediningroomsarealsohardwood timber panelled in a deep reddish brown timber, which is offset now against new light timber doors.


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Theinternalwallfinishtothethreetopfloorlargediningroomsarehardwood timber panelled almost throughout, with the outer wall being the curtain walling, however there are two different types of timber panelling–flatpanelsinfairlywideboardsofamedium-darkcolourtosome walls and strips of slightly lighter timber to other walls which are slightly concave and separated by a recessed joint. The timber panelling is well worn and marked and much of the surface protection has been lost. It is likely that a light sand down and re-application of a varnish would restore its quality, however it is likely always to retain the very acceptable ‘patina of age’. There is also one wall of painted plaster in one of the rooms.


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Tothethirdflooratthenorthelevation,workwasunderwayduringthevisit. It was apparent that there was damage and, possibly, water ingress through to the plasterwork around the window cill area. It is assumed that these were resolved by the work undertaken.

The walls to the toilet areas are plastered with ceramic tiling to basin splashbacks and above urinals. Not all toilets were reviewed, however those which were are in good condition.

Insomeareas,suchasthemeetingsroomstothesecondfloornorthelevation, there is slotted metal panelling over radiators which are recessed into the window cill depth.

The partitioning in between the front entrance foyer and the reception is a series fully glazed screens, which are also in a good condition. These are not original.

Either side of the entrance doors are two small areas of slate panelling on the wall. There is some deterioration at the jointing of the panels, however the body of the panels is in a reasonable condition.


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6.1.10Internalfloors

Theflooringtothegroundfloorconcourseisofbuffanddarkgreylargeporcelain tiles to both sides. In the middle, opposite the doors, is a large areaofentrancematting.IntheBlascoffeeshopisrecenttimberflooring.All are in a good condition.

Attherearofthefirstfloorcirculation,theflooringisvinyl,whichisinareasonable condition.

Theflooringtothefirstfloorrefectoryisvarnishedtimberstripflooringwhichmayverywellbetheoriginalfloor,asearlyphotosconfirmthesameflooring.Giventhewearitwillhaveendured,thefloorisinarelatively good condition, although there are some areas where the edges have been a little damaged. It is likely that a light sand down and re-treatment would restore its quality.

Thesametimberstripflooringisalsointhefirstfloorfusioncafé,totheeastwing,andinthesecondfloorJC’sBar,tothewestwing.Thisisconsiderably marked, however is otherwise in a good condition such that a light sand down and re- treatment would restore its quality. The area tothesouthofthebarisvinylfloored,withsomesignsofdamageandsplits.Itisassumed,howevernotconfirmed,thatthereistimberflooringbeneath this.


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Theflooringtothesinglestoreyfirstfloorserverybehindtherefectoryisavinyltimberstriplookalikefloorwithablackvinylskirting.Thisappearsto be in a good condition.

Theflooringtothesecondfloorbalconyoverlookingthefirstfloorrefectory is of timber blocks laid in regular strips. Whilst marked in areas, this is in good condition. There are four steps at both ends which are timber with darker timber risers and white painted nosings. These are quite worn. The skirtings are dark timber with squared top.

Theflooringtothefirstfloorseniorcommonroom,intheeastwing,isalso of timber blocks laid in regular strips and in a similar condition.


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Theflooringtotherear(northwest)area,atfirstfloor,isofvinyl,however this is coming up in one area and has exposed another area of the same timber blocks laid in regular strips. The adhesive has scarred the timber and one timber block has been lost, resulting in the vinyl coming loose. This is a trip hazard, however it appeared that this was being addressed on the visit.

Theflooringtotwoofthethreetopfloorlargediningroomsis,astheothermainspaces,varnishedtimberstripflooringwhichisalmostcertaintobetheoriginalfloor.Itiswellwornandbadlymarked,particularlybythe dragging of chairs, and much of the surface protection has been lost. It is likely that a light sand down and re-treatment would restore its quality, however it is likely always to retain the very acceptable ‘patina of age’.

Theflooringtooneofthelargediningroomsiscarpettiling.Itisclearthatthefloorunderneathistimberstripastheotherrooms,howevertheadhesive used for the carpet tiles has damaged the protective surface of thetimberflooring,asthepicturebelowshows.


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Thefloorstothelandingsandlobbiestoeachofthe4no.cornerstaircasestoallfloorlevelsisterrazzolaidinbayswithconstructionjoints.There are a large number of cracks within the individual bays and, in areas, acrossthebays.Thisistobeexpected,howeverwouldbenefitfromattention.Itisquitepossibletoinfillthecracks,howeverthequalityofthematchwouldbeimportant,aspoorqualityand/orunmatchedrepairscan make things look worse. This work must be done by a recognised specialist.Thosecracksacrossthebaysmaybenefitfromfurtherinvestigation, as this might suggest structural movement in the slab.

A few spaces are carpeted, which is generally in a good condition. These include:• The common rooms. • Themeetingsroomstothesecondfloornorthelevation.• Thefoyertothethreetopfloorlargediningrooms.Theroomsalongthenorthelevationofthetopfloor.Thecarpetappearsto be fairly new and its condition is very good.


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Thefloortothefirstflooreastwingcorridorisofchequeredlinoleum.Itis in a reasonable condition, with only some scarring.

Thefloorstothetoiletareasareunpolishedporcelaintiles.Notalltoiletswere reviewed, however those which were are in good condition.

Tothenortheastcornerofthefirstfloorisakitchenarea.Theflooringisvinyl worn and partly damaged.

TothelinksbacktoUnionHouse,theyfloorisavinyl,whichisareasonable condition.

6.1.11 Internal stairs

Allthestairflightsareprecastconcretewithdarkgreyterrazzotreadsandriserswithblack/darkernosinginserts.Whilstthesenosingslookgood,theywouldnotmeetcurrentpartM/DDArequirementsandderogation might need to be sought from Building Control if these are to remain as they are, albeit, since no changes may be proposed, their retention as is may be acceptable. The skirtings are also terrazzo against a white painted wall.


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There are some chips taken out of the terrazzo stair nosings. Some have been repaired already, others not. The repairs, however, are not a good match at all. These can be re-done and the unrepaired nosings addressed, however the quality of the match would be important, and a specialist should be involved.

Thebalustradingtoallstairsiswhitepaintedsteelsmallsquareprofiledbalusters, every other one supported off the treads, one per tread, with the intermediate balusters supported off a plate some 200mm above the treads. The paintwork to the balustrading is chipped in areas and they need a re-paint. The handrail is a bulky rectangular dark stained timber rail with a rounded top of more than a half-sphere, which makes gripping it easier. The handrail is well scratched, which could easily be addressed with a couple of new coats of varnish.

Thesidesoftheflightsandtheundersideareplastered,paintedwhite,with the terrazzo treads and risers over-sailing by a few millimetres.

Theseissuesaside,thesestairflights,handrailsandbalustradingareveryrobustlyspecifiedandarethereforeinagoodconditionanditisquiteviable to address the current defects.


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Thestairsleadingfromthesecondfloorbalconyoverlookingthefirstfloorrefectorytothethirdfloorareofthesameprecastconcreteconstruction with terrazzo treads, risers and skirtings, however there is vinylsheetingdownthecentreoftheflightswithvinylnosings.Thisvinylsheeting is also on the landings. There is some minor damage to this vinyl. At the top landing, one of the corners of the wall does not have a skirting, and the plaster is damaged.

Thereisaguardrailtothesecondfloorbalconyoverlookingthefirstfloorrefectoryandonthetopflooroverlookingthestairs,whichisofsquaresteelposts,adeeptimberguardrailandglassinfillpanels.Bothbalustradings to the stairs and balcony are in a good condition.

The same vinyl over-layer has been applied to the north west stair. This is in a reasonable condition.

Theexposedstringertotheeastflightisverybadlycrackedabouthalfwaydowntheflightandrequiresattention.Itwouldbeworthsomeintervention to establish if there is any structural cracking beneath. The balustrading is made up of square steel posts, a deep timber guardrail and glassinfillpanels.


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6.1.12 Internal ceilings

Theceilingstothegroundfloorconcourseareexposedconcretesoffits,paintedblack,withservicesfixeddirectlytotheconcrete.Allappearstobe in a good condition. The joints in between the original shutter lines are still legible. All the ducts, pipes, containment and ventilation units are also painted black and, as a result, are fairly inconspicuous. Lights are hung lower and are silver coated.

Attherearofthefirstfloorcirculation,theceilingisanexposedgridsuspended ceiling, which is, in the main, in a reasonable condition, however there are a few badly stained and damaged ceiling tiles, suggesting there had been water pipe leaks in the past.

Theceilingtothedouble-height,firstfloorrefectoryisanexposedgridsuspended system with acoustic plasterboard tiles which ensure that the rooms have the necessary acoustic qualities. There are a series of ventilation panels within the grid. This ceiling is probably not original, suggested by the nature of the tile and the change in the treatment around the column penetrations, however the replacement system looks very similarindeedtotheoriginal,asearlyphotosconfirm.Theceilingappearsto be in a good condition.

Tothefirstfloorfusioncaféandthefirstfloorseniorcommonroom,on the two wings, the ceiling is a concealed grid suspended system with perforated acoustic tiles. There are a series of ventilation panels within the grid. There are also a series of painted plasterboard downstands to both. In the senior common room, the downstand runs along the line of the columns, where the detail is as the refectory originally was – a shadow gap all the way around. The ceilings appear to be in a good condition.

Theceilingtothesinglestoreyfirstfloorserverybehindtherefectoryisalso an exposed grid suspended system with plasterboard tiles. This also does not appear to be original, however is in a good condition.

Theceilingtothesecondfloorbalconyoverlookingthefirstfloorrefectory is an exposed grid suspended system with ceiling tiles. Its condition appears to be good.


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OnthesecondfloorofthewestwingisJC’sBar.Thesoffitstothenorthhalfarealsoexposedconcrete,thistimepaintedwhite,withservicesfixeddirectly to the concrete. All appears to be in a good condition. The joints in between the original shutter lines are still legible. All the ducts, pipes, containment and ventilation units are also painted white and, as a result, are fairly inconspicuous. Lights are hung lower and are silver coated.

TothesouthhalfofJC’sBar,theceilingispaintedplasterboard,whichisina good condition.

The common room ceilings are generally concealed-frame suspended systems. In various areas, tiles have dropped out and are a little damaged.

Theceilingstothemeetingsroomstothesecondfloornorthelevationare concealed grid suspended systems with perforated acoustic tiles. There are a series of ventilation panels within the grid. The ceilings appear to be in a good condition.

Theceilingstothemeetingsroomstothethirdfloornorthelevationareexposed grid suspended systems, seemingly in a good condition.

Theceilingtothefirstflooreastwingcorridorisaribbedlongmetalpanelled suspended system. It is in a poor condition, with panels bent and falling out.


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Theceilingstothethreetopfloorlargediningroomsare,asthegroundfloorconcourse,exposedconcretesoffits,paintedblack,withservicesfixeddirectlytotheconcrete.Allappearstobeinagoodcondition.The joints in between the original shutter lines are still legible. All the ducts, pipes, containment and ventilation units are also painted black and, as a result, are fairly inconspicuous, however a number of the ducts and especially the vent louvre are quite dirty. Modern strip lighting is hung lower. The zone in between the column line and the curtain walling comprises an exposed grid suspended ceiling system.

The ceilings to the toilet areas are concealed grid lay-in suspended tile systems. Not all toilets were reviewed, however those which were are in good condition.

To the links back to Union House, there is no ceiling, but simply the undersideoftheprofiledmetalroofdeck,whichisinareasonablecondition.

Theceilingtothefoyertothethreetopfloorlargediningroomsisanexposed grid suspended system with ceiling tiles. It appears to be fairly new and its condition appears to be very good.

Tothenortheastcornerofthefirstfloorisakitchenarea.Theceilingisa perforated metal panel suspended system which is in a poor condition, with tiles mis-aligned.


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6.1.13 Internal doors

Tothealteredgroundfloorareas,andtomuchofthethirdfloor,theinternal doors are new doors, however in the other areas the original doors still exist, along with their original ironmongery.

The new doors are light timber veneered, some are solid, some comprise adeepsurroundwithfullglassinfill,othersaresolidwithtall,slendervision panels; all have satin anodised aluminium or stainless steel ironmongery and kickplates.

The original doors are darker hardwood timber. Some are solid, however many have georgian-wired glazing within, some as large plates or glass, others as smaller glass panes amongst a framework of hardwood timber transoms and mullions. The architraves are squared in the same timber and the reveals to the openings are lined again with the same timber. Their condition is reasonable, with the darker stain coming off in many areas, which is expected given the wear and tear they will have experienced.Thedoorsarepivotedattheendintothefloorandframehead, so do not have hinges.


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Some of the original brass ironmongery remains, such as the squared and slightly recessed push plates, others have large steel extended rhomboid-shaped pull handles, which are probably original, however a few handles, albeit not many, have been replaced with new aluminium and stainless steel access control locking systems with backplates and lever handles. The rhomboid-shaped handles are scarred but generally not damaged.

The doors to some of the original toilet areas are solid dark timber, as the others. Here, however, the ironmongery is different – a stainless steel shaped push plate projected from the door face. This is also assumed to be original.


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Oneofthedoors–tothefirstflooreastwing-stillretainsitsoriginallettering, in black and gold, stating ‘Senior Common Room – Members & Guests Only’. The lettering is slightly damaged, however not badly. It would be great to retain and conserve this, maybe as it is without restoration.

Some of the doors appear to be the original timber framed with georgian-wired glass, however have been painted, along with the frames, architraves and reveals. Many of the architraves to these doors have lost paint due to impact.

Thedoorsbetweenthefirstfloorrefectoryandtheserveryhavehadstainless steel plates added to them to avoid damaged from trolleys.

To the links back to Union House, the original doors have been painted andtimberrailsfixedtothedoors,presumablytoprotecttheglassdamage, and users from injury.


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6.1.14Internalfixtureandfittings

Thesuspendedlightfittingshangingfromthesoffitabovetheceilingtothedouble-height,firstfloorrefectoryareofbrassrodsandglasstubesand are clearly original, as can be seen from early photographs. There are anumberofbulbswhichhaveclearlyblown,howeverthefittingsareinareasonable condition, and their retention should be encouraged.

Thereareafewadditionalfittings,intherefectory,ofsingleglassshadeson elongated cables which are not original.

Otherlightingismorecontemporary,suchastheglassdiscstothefirstfloorfusioncaféandotherstriplighting.Inthefusioncafé,thereisalsoasuiteofcontemporarybarfit-outafurniture.

The radiators appear to be original and appear to be in a good condition, albeit with a few areas where the paintwork has been chipped off.

Tothenortheastcornerofthefirstfloorisakitchenarea.This,andpresumablythelargerkitchenonthegroundfloor,whichwasnotaccessibleontheday,includeahostofstainlesssteelkitchenfittings.

The sanitaryware in the toilet areas is ceramic with large basins and urinals. Not all toilets were reviewed, however those which were are in good condition.


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6.2 Ownership, management, and use

Is the current regime affecting the significance of the site? Is it appropriate? Are public and community expectations leading to conflict? Are there sufficient resources? Does the University have the skills needed to manage the heritage? What are the public’s expectations of the building?

Fulton House is owned by Swansea University. The University uses the building, for both staff and students, albeit not to its full potential. As the building was designed for the social welfare of students, it remains appropriate for its current use. It is anticipated that the University will continue to own the building and put it to the same, or similar, use.

The University has a very large property portfolio which it manages, based, over two campus sites, and therefore possesses a large Facilities Management team. Some of the properties are historic, insofar as Fulton House is, and therefore it is arguable that the University does possess sufficientresourcesandskillstomanageandmaintainFultonHouse.

However, as stated in the Heritage Impact Assessment, Fulton House is perceivedtobeill-fittedtosuitmoderndayuniversityrequirements,nolonger effectively performing as the campus’ social hub due to a change in lifestyles, student demands, expectations of a 21st century institution, thermalinefficiencyandadistinctlackofspace.

Additionally, as stated above, Fulton House is looking tired and there are many defects, especially at the rear, however its fabric is in a reasonable condition and it is felt that its repair, conservation and, in some areas, restoration, and even alteration, would be viable.

Despite the statement above about the University’s Facilities Management team, the reduction in Fulton House’s use is likely to result in less focus on maintenance and, hence, more accelerated deterioration.

The current maintenance budget for the building is estimated at £3m between 2016-2020, which is a sum wholly mis-aligned with the building’s use. It is probably not a case of the University not having the skills or resources needed to manage the heritage, but that there are more demanding places to spend that management and maintenance budget.

Built in 1962, Fulton House is in need of a focussed refurbishment programme and it is unlikely that this will be a high priority unless it can be given a series of viable and sustainable uses, which would bring it back to the forefront of the campus’ building portfolio.

Theeffectonthesignificanceofthesiteissimplyoneofanever-decreasing appreciation of the original importance of Fulton House as the heart of the campus, due to its reduced use and shift away from being the social hub to the students. Its tired appearance is also probably resulting in students and visitors not appreciating the design and build quality of the building. It may indeed surprise many to learn that it holds listed status and few will know that it was designed by one of Wales’ most prominent architects.

It is probably the case, however, that public and community expectations areleadingtoconflict,asFultonHouseisindangerofbeingseenmoreasa dinosaur to an old way of life than the social hub that it was designed for.

A photograph of the entrance lobby, as envisaged by John Fulton, taken soon after its completion in 1961 (photo from ‘University College of Swansea’ book)


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6.3 External factors

Are there any issues which adversely affect the site through visual intrusion, inappropriate development or uses, and traffic? Might construction works put wildlife or archaeology at risk? Are there environmental factors which affect the building?

External factors are not deemed to be of any discernible concern to the site, aside from the incongruity of the Digital Technium building alongside.

There are no issues which adversely affect the site through visual intrusion as Fulton House is extremely visible from the main entrance and approach to the campus. This is a status which the building was afforded by the originalmasterplananditstillbenefitsfromthisclarity.

Trafficfromthemainentranceapproachesthebuildingviathis200metre long avenue which terminates at a large rectangular lawned ‘green’, circumvented by the continued road, directly in front of Fulton House. Whilsttrafficcomesclosetothebuilding,itislimitedtodrop-offandtaxisand, therefore, not onerous, nor does it particularly adversely affect the site.

In terms of ‘inappropriate developments’ around Fulton House, the space to the east of the building comprised, in the original masterplan, a strong rectilinear building with an internal courtyard. There is no doubt that the curved and fractured form of the Digital Technium building (built in 2003), which now occupies the site, is at odds with this original vision for this part of the campus and in direct contrast to the modernist, cubic form of Fulton House.

Beyond that, all other building which form the setting of Fulton House site comfortably within the orthogonal and ordered grid set out by the original masterplan; all others are in keeping with Fulton House’s character and that of the other building constructed on the site at around the same time.

Fulton House was intended to be at the social heart of an integrated university campus with educational and residential buildings around it. In this respect the uses assigned to both Fulton House and the neighbouring buildings are appropriate.

No wildlife is deemed to be at risk by any construction work.

We are advised by the Glamorgan-Gwent Archaeological Trust that, in light of the archaeological resource on the site, as documented in the Historic Environment Record, it is their opinion that ‘there will not be any need for an archaeological assessment’ in support of a planning application.

There are no known environmental factors which affect the building.

A recent aerial photograph of the campus


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6.4 Opportunities

What opportunities are there for preserving and then improving the building’s condition and the benefits of the people in and around it and the wider society? What opportunities are there to increase access?

The Welsh Government Historic Environment (Wales) Act (2016) document ‘Managing Change to Listed Buildings in Wales’ states that “new work or alteration may sometimes be appropriate to keep a historic building in long-term viable use or give it a new lease of life”.

Cadw’s ‘Conservation Principles for the sustainable management of the historic environment in Wales’ (2011) paragraph 29 states that “new work can also support the maintenance and enhancement of other historic assets through the regeneration of an area”.

Fulton House was built in 1962 and is in need of extensive refurbishment. Thisisreflectedinthecurrentmaintenancebudgetforthebuildingestimated at £3m between 2016-2020. This, coupled with the poor performance of the external envelope thermally and general servicing issues, highlights the need for this refurbishment to take place. However, fortunately the building is sound and water-tight, giving us a real opportunity to make the commitment to its restoration before it deteriorates. Where problems exist, repairs are viable and need not, in any way, affect the character of the building. There is a huge opportunity for preserving and then improving the building’s condition in a way which willbenefitthepeopleinandarounditandthewidersociety.

Clearly, the time is right to undertake this work, as the University has committed itself to using the building once more to its full potential and to engaging it better with the University community.

FultonHouseisperceivedtobeill-fittedtosuitmoderndayuniversityrequirements, resulting in its under-use and under-appreciation. The building can no longer effectively perform as the campus’ social hub due to a change in lifestyles, student demands, expectations of a 21st century institution and the distinct lack of space for the current and anticipated student body. In order to ensure it continues to remain relevant to the University and its students, its function needs to evolve.

Theverynatureofitssignificance,itsevidentialandhistoricvalue,meansthat a major overhaul to adapt it to meet modern demands would be unacceptable, however that its considered integration into a new, larger facility would bring it back to life. It is considered that refurbishment works could only achieve a limited amount on their own and, therefore, the concept of an ambitious scheme to integrate Fulton House into a dedicated student facing building for the future is a great opportunity, allowing Fulton House to function as the social centre of the campus as per its original intention and also to respond to the growth of the University campus and to the changing needs of a modern university population.

An artistic impression of the proposed development with the new building to the right of Fulton House - It is felt that the impact on the setting is a positive one

This could be achieved by designating the existing spaces within Fulton House to uses in keeping with their original purposes with minimal need for alteration and designing new spaces within an adjacent structure to cater to uses which the existing Fulton House spaces could not accommodate without major change and focussing on making the two adjacent buildings working together as an integral whole of the size required. Such a proposal would ensure that the future of Fulton House is secured and is of practical use to the University.

Accessiblefromalldirections,atgroundfloor,andtherear,atfirstfloorFulton House is well placed to become an extremely accessible and permeable building. It is felt that further links to neighbouring buildings, in addition to the existing links to Union House, will enhance its permeability and accessibility. Providing a direct link from Fulton House to a new building would facilitate student movement and activity between the two buildings and within the campus.


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6.5 Development and change

How might the site be vulnerable to change in future? What impact will statutory requirements have? Might enhanced security measures make the heritage less accessible to the public? Might the building become more vulnerable to erosion or vandalism as a result of increased access? Might action to reduce carbon emissions put the appearance of a historic building at risk? Might new buildings around the site have a negative impact on its appearance?

It is unlikely that the important frontage to Fulton House, and hence its primary setting, is vulnerable to change, as it has remained unchanged for its 54 years. Change is, however, always possible behind and to the sides of the building, due to the growth of the campus and the ever-changing nature of campus life.

The grade II listed status of the building and its heritage setting could be prohibitive to development, should there be concerns over effects on its heritagesignificance,bothtothefabricitselfortoitssetting.

Due to its listed status, there may be limited potential for change, both to the internal spaces themselves and to the fabric, should thermal upgrade be desired.

The vision for Fulton House, however, is to bring it back into full use without substantial physical changes and assigning uses to spaces with similar requirements to the uses for which they were originally intended. This is positive.

However, in order to successfully regenerate Fulton House and integrate it into the wider Student Precinct, some change may be necessary. Similarly, in order to control the building’s running costs and encourage a sustainableandviablefuture,someelementsofthefabricmaybenefitfromattention.

It is always a danger that action to reduce carbon emissions may put the appearance of an historic building at risk. It is unlikely that there would be any proposals to insulate the outer face of Fulton House’s walls, which wouldhavesignificantimplications,howeverglazingupgradeshavealreadybeen undertaken, to the frontage, and therefore further changes might besuggested,bethatchangestotheglazingand/ortheframesorsimplysealing the gaps. Alternatively, secondary glazing might be suggested, which would not affect the external appearance, however would result in minor changes to the internal appearance. Additional insulation to the inside faces of walls, or the roof build-up may also be suggested. An upgrade of the heating system is a further option worthy of consideration, which mighthavesomeeffectsoninternalfittings.

This being said, as the building is listed, it is exempt from having to comply withtheenergyefficiencyrequirementsoftheBuildingRegulationsandApproved Document Part L, however only where the works would unacceptability alter the character or appearance of the existing building. By agreement with the Local Authority, Building Control Department, in associationwiththeBuildingConservationOfficer,itwillbenecessarytoagree a level of dispensation from adherence to the rules in order that theelementsanddetailsthatdefinethecharacterandsignificanceofthebuilding may be retained and their qualities are not diminished.

Agreement is therefore required at an early stage of the design process that a responsible and balanced sustainable energy performance strategy is being considered for Fulton House and any adjoining building. Regular dialogue is required with Building Control and the Building Conservation Officerduringthenextstagesofthedesignprocess.

An artistic impression of the proposed development with the new building to the right of Fulton House, which reflects the character of Fulton House

The campus is secured primarily at its main entrance, so no changes to security would be envisaged insofar as the building itself is concerned. The success of the building, and its accessibility and permeability, will be enhanced by the incorporation of security measures which are barely noticeable and certainly non-restrictive.

It is not felt that increased access would result in an increased vulnerability to vandalism, as users are also effectively tenants who are likely to be respectful of the building. It is also generally believed that vandalism is less likely to occur to and within well-used buildings at the heart of the lives of those in and around it, especially if it is clearly looked after and regularly maintained.

It is also worth drawing attention to the fact that the external and internal materials of Fulton House are distinctly robust and resistant to damage.


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6.6 Understanding

Is a lack of understanding of the site’s significance leading to inadvertent damage or missed opportunities?

It is clearly the case that the University does understand Fulton House’s heritagesignificance,howeveritmaybethatpracticalityandcommercialityare more prominent drivers to the University’s maintenance and development of the campus than conservation is.

Aside from the changes to the frontage glazing, and those to the windows at the rear, few changes have been made to the external fabric. Internally, there have been a number of changes made, and historic fabric lost, howeverthemostsignificantspaceshaveundergonelimitedchangeandbeen subject only to minimal damage, possibly, if at least in part, as a result oftheappreciationfortheirsignificance.

However, as stated above, many students and visitors are probably unawareofthesignificanceofFultonHouseastheheartofaground-breaking masterplan for a very new university campus experience. Many likewise probably do not appreciate the quality of its design, by one of Wales’ most prominent architects, and that of its build, and that it holds listed status.

As a result, it is recommended that any development provides opportunity topresenttouserstheheritagesignificanceofFultonHouse,bethatthrough physical or audio-visual interpretation or through subtle inferences.

Insofar as any construction work may be undertaken, care should be taken at each step of the regeneration process so as not to undermine Fulton House’s legacy for the appreciation and understanding of future generationshoweverdifficultthismightbe.

A photograph of the main Refectory used for a College dance, taken soon after its completion in 1961 (photo from ‘University College of Swansea – College

House & Halls of Residence’)


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7.0 Conservation / Alteration Policies

HavingidentifiedtheSignificancelevelofFultonHouseanditsRisksand Opportunities, and how carefully change must be managed to safeguard the historic value of the asset, the next step is the development of Conservation Policies, which will guide ongoing maintenance, re-development proposals and the setting out of actions which are necessarytopreservetheculturalandhistoricsignificanceoftheplace.

Utilising the Heritage Lottery Fund’s ‘Conservation Plan Guidance’ document as a useful format, this section of the Historic Building Assessment will set out the guiding principles for looking after the heritage, informed by the previous sections of the Assessment.

The policies cover: • Conservation;• AlterationsandModifications;• Newwork;• Access;• Climatechange;• Effectsontheenvironment;• Managinginformationabouttheheritage.

7.1 In terms of ‘Conservation’:

AsbefitsthegradeIIlistedstatusofFultonHouse,theapproachtorepairsshould be sympathetic to the originalmaterials, honest and, where possible, reversible.

Work on the building fabric should be planned on the basis of accurate surveys and expert knowledge. Tradespeople should be familiar with the building’s construction and conservation techniques for this nature of building. Repairs should be on a like-for-like basis, in most cases. Building materials should be sourced as original, insofar as is possible, and should be sustainable.

The principles of ‘reversibility’ should be considered in terms of any interventionorsacrificialrepair.Itisbettertoaddtoanundersizedordecayed element than to replace it, though it is recognised that this is not always possible.

Insofar as any lost original features may be reinstated, work must adopt an appropriate approach to restoration, reconstruction and reinstatement, based upon the requisite level of investigation.

Attempts should be made to identify and clarify any gaps in the detailed knowledge available. The information should then be recorded in the conservation management plan.

The standards of conservation should follow those set out by Cadw, SPAB and other such heritage bodies.

7.2 Intermsof‘AlterationsandModifications’:

Identify a sustainable use or uses for the building which minimises the level of intervention required and is compatible with the historic fabric, settings, and character of the place. Maintaining the previous use as the social hub within an educational establishment is to be fully encouraged and supported.

Anyalterationormodificationworkshouldrespectthesignificanceofthesite, the building and its setting. Where there is a risk of any insertions or alterationsdetractingfromthesignificanceofthesiteoritssetting,theheritage impact should be carefully considered to minimise the impact.

Principalinternalspaces,especiallythefirstfloordoubleheightrefectory,should only accommodate minimal change, unless the change involves reversion back to the original design, when such change could be considered. Secondary spaces of interest, such as the common rooms andtopfloordiningrooms,maybeabletoaccommodategreaterchange and technical improvements to increase the functionality of the original building complex and may include the removal of modern and inappropriate interventions. Areas of lesser importance, such as kitchens, may permit the introduction of a bolder architectural solution and may include the removal of modern and inappropriate interventions.

Where major change is required in order to ensure the future viability of the building, or improved access, then the range of alterations, removals andadditionsshouldbecarefullydetailedtobereadilyidentifiableasnew high quality work, and, where possible, reversible in terms of the construction techniques employed.

Alterations may be required for health & safety reasons. All options should be carefully considered and investigated options explored for compliance with the regulations whilst minimising the impacts.

Where alterations are required to the historic fabric, the materials should, wherever possible, be recorded and retained for re-use. Where the affectedelementissignificantorhighlysignificant,alterationsshouldonlybeconsideredwherethepotentialbenefitisclearlydemonstratedandanydamaging impacts should be minimised.

Where services installations or non-maintenance work is to be undertaken, the details should be carefully recorded for future reference and management.

Theworkshouldbecarriedoutbyspecialistsintheirrespectivefieldsandthose who have made themselves aware of the history, construction and historicalsignificanceofthesite.

EarlyconsultationwiththeLocalPlanningAuthorityConservationOfficerand Cadw is recommended.

Fulton College; photograph taken soon after its completionThe first floor Refectory in 1962


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7.3 In terms of ‘New Work’:

Care should be taken to avoid any detriment to the setting of Fulton House, especially its frontage and approach.

Achangetothesettingtotheeast/rightofFultonHousewouldbeworth entertaining, however only if the change is more consistent with the wider setting, Fulton House itself and, if possible, the original architect’s masterplan for the site, particularly the planning grid within the masterplan.

Anynewworkshouldrespectthesignificanceofthesite,thebuildingandits setting. It should be of a suitable scale. Where there is a risk of any newworkdetractingfromthesignificanceofthesiteoritssetting,theheritage impact should be carefully considered to minimise the impact.

Connections of any new elements of structure either onto or into the existing building should be carefully detailed to limit the loss of original building fabric.

Where new construction is to be added this should use high quality modern materials which would aim to enhance and enliven the original quality of the architecture used in the design of Fulton House.

The junctions between Fulton House and any new items of work will require particular attention, with as much concentrate as possible on the retention of Fulton House’s character, and the quality of detailing must of the highest possible standard.

We are advised by the Glamorgan-Gwent Archaeological Trust that, in light of the archaeological resource on the site, as documented in the Historic Environment Record, it is their opinion that ‘there will not be any need for an archaeological assessment’ in support of a planning application.

7.6 In terms of ‘Effects on the environment’:

Every opportunity to reduce the effects on the environment from the building and its use should be considered, however any proposals to upgradethethermalefficiencyoftheenvelopeshouldtakeintoaccountthe nature of the existing fabric and its interstitial condensation point and should not put at risk the equilibrium of the building fabric.

Consideration should be given to whether increasing the insulative levels of the various envelope elements should be undertaken. Any such decision should be made in discussion with the Local Authority’s ConservationOfficerandCadwandonlyfollowingaconsideredappraisalof the existing fabric and its current behaviour by experts, such as the BRE.

In both the construction works relating to, and the ongoing and future use of, Fulton House, all opportunities should be taken to conserve energy, conserve water and minimise waste, however care should also be taken not to unnecessarily remove, alter or damage the historical aspects of the building.Suchexamplesmightincludeconsideringlow-energylightfittingsandlowwater-usesanitaryfittings,howeverbeingmindfulofretainingoriginalfittingswhereverpossible,suchasthelightstothefirstfloorrefectory.

Consideration should be given to upgrading the heating system, making it moreefficient.Anysuchdecisionshould look to retain the existing radiators, if possible and viable.

7.7 In terms of ‘Managing information about the heritage’:

The heritage of Fulton House should be fully researched and documented. The University should store this information, update it as appropriate and make it accessible.

The University should actively encourage opportunities for learning about, and participation in, the heritage of the site. Opportunities for learning should be maximised along with opportunities for people to gain new and increased skills.

Provision should be made in the project for appropriate interpretation of the heritage. The interpretation should be based around the message that: ‘Fulton House is a consciously and uncompromisingly contemporary building, exemplifying modernist architectural ideas, perceived and designed by two of Wales’ most revered modernist architects, illustrating planning and educational ideals characteristic of the post-war period. Fulton House illustrates very well a particular aspect of past life – university life from the late 1950s and early 60s – as well as the ‘birth’, in the UK, of the concept of the ‘campus university’, which was the vision of the University’s innovative, determined and persuasive principal of the time.’

7.4 In terms of ‘Access’:

Undertake work, wherever possible, to ensure that the building is as fully accessible to all potential users as possible, within the restrictions of what would be acceptable for the protection of the building heritage.

The University’s ‘Access Policy’ should be adopted wherever possible, and, whereimprovementstoaccessconflictwiththeretentionofheritagefabric,caremustbetakentofindasolutionwhichminimiseslossoffabric yet maximises access improvement. The location and scale of any intervention and the choice of materials should be appropriate to the site and building.

The focus should be on improving access without damaging the heritage, such as providing wheelchair access to all parts of the building and providing access for people with sensory impairments, such as improving lighting or colour contrasts for people with reduced visual ability.

Where change is required in order to improved access, then the range of alterations, removals and additions should be carefully detailed to be readilyidentifiableasnewhighqualitywork,and,wherepossible,reversiblein terms of the construction techniques employed.

7.5 In terms of ‘Climate change’:

Due to increases in rainfall, resulting from changing climatic conditions, and the fact that the rainwater disposal system for Fulton House is internal to the building fabric, seek to review, in detail, the condition of the rainwater disposal systems, and appraise the adequacy of these systems, utilising currentguidanceonrainwaterdisposalfromflatroofs.

An artistic impression of the proposed development with the new building to the right of Fulton House, which reflects the character of Fulton House Recent photograph of Fulton House from south east

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