CASTEL RHIWPERRARuperra Castle,Lower Machen,NewportJanuary 2012

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Contents

CONTENTS

Castel Rhiwperrap.3 Introductionp.4 Existing Site Planp.5 Proposed development layout of scheme refused at appealp.6 A future for Ruperra Castlep.7 Previously Proposed Developmentp.8 Proposed Scheme Layout Option 1p.9 Proposed Scheme Layout Option 2p.10 Previous proposal for Existing Castle as Apartments p.12 Exsting and proposed floor layouts for castlep.14 Infrastructure and Costsp.15 Photographs

Wighton Jagger Shaw Architectsp.15 Case Studies

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Aerial View

Introduction

Ruperra Castle built as a ‘Mock Castle’ or ‘Pageant Castle home’ by The Morgan family in the early 17th century has been ruined since the building was accidentally burned down in 1941 by billeted army troops.

The building is of a family of Country Houses possibly by Robert Smythson or more likely from his son John Smythson’s circle developed from the french renaissance chateau. Ruperra Castle is very similar to Lulworth Castle a plan type developed from Wollaton Hall in Nottinghamshire.

As a large ‘Architect Designed’ Jacobean House built for a Welsh Land owner Ruperra Castle is unique in Wales and represents a very important part of the Welsh Heritage. The site has been through a succession of owners currently owned for over 14 years by a consortium headed by Ashraf Barakat a local man from Cardiff.

The owners have submitted over the last decade a series of schemes of varying intensity relying on intensive development on site in order to provide the capital to restore Ruperra Castle as a series of Apartments. The last scheme, of which the layouts are included, was recommended for a approval by the local council planning department but was turned down at committee and then failed at appeal.

The Appeal was in my view a useful exercise as this for the first time in a decade set down some development guide rules; A development boundary and a separate development area were established by the inspector. These areas are highlighted on the plans.

The main concern moving forward is that the owner has run out of money. He has marketed the property through Savills and Jeffrey Ross Estate Agents for about two years but has had no offers other than from the local trust dependent on lottery money to make the purchase.

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A Future for Ruperra Castle

We have advised Mr Barakat that he should make contact with The Prince’s Trust to hopefully gain their support. We feel that this project is of National Importance to Wales and should have the drive,experience,and backing that The Prince’s Trust can bring to a project. To this end we have looked at some rough sketches of possible options to develop the estate of Ruperra Castle in slightly less intensely. We have also sought to persuade the owner successfully that as part of any scheme that there would be public access to the estate land as part of a Garden restoration scheme. We have also persuaded the client to look at a more sympathetic use for the restoration of the Castle. The conversion to apartments,drawings included, although fashionable a few years ago may not be commercially viable in these straightened times. We believe that if the development allows the owner to keep and run the existing Castle building as a Country House Hotel then the options to restore more of the original space,interior, and sense of character of the building should be taken. The proposed Hotel Layouts show the use of the existing floor plans can be re-instated relatively ‘unscathed’ by a new use whereas an apartment conversion completely obliterates all vestiges of the original layout and use and the Castle becomes merely posh cardboard to wrap around the exterior.

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Plan Refused at Appeal

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The proposed layout is a development of the plan supported by the local authority working within the guidance set down by the appeal inspector. This layout utilises the building forms plans and assumptions developed to create a series of “associated estate buildings” around the Castle. The problem We believe with this layout is that the scheme creates a series of large plan form buildings divided into semi detached,terraces,and apartments. We are not confident that a builder or developer would be attracted by this scheme in the current financial climate.

Scheme Layout Option 1

Retained by client

Existing to be sold off

Proposed Development

1

2

3

4

5

6

7

8

9

10

11

12

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Scheme Layout Option 2

This proposed layout has been designed to achieve less intense development around the Castle. The scheme creates a series of private dwelling lodges which can be developed piecemeal as well as integrated into a more sympathetic scheme. Both option 1 and 2 assume the conversion and sale of the existing ancillary buildings and stables to be converted into single private dwellings where possible to reduce the development impact on these structures.

Retained by client

Existing to be sold off

Proposed Development

1

2

3

4

5

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7

8

9

10

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Previous Development ProposalsTo convert Castle into Apartments (Total Number 14.)

Lower Ground Floor Plan

Ground Floor Plan

Kitchen/ Utility

Living/ Dining

Bed 1 Bed 1

Bath

Hall

Main Entrance

Bat Roost Area

Access to Bat Roost

Bat Roost Area

Lift Motor Room

Bed 1Living/Dining

Kitchen/ Utility

Meter Room

Bath

Kitchen/ Utility

Kitchen/ Utility

Living/ Dining

Living/ Dining

Bed 2Bed 1

Bath

Study Bed 1Bath

BathDining

LivingBed 2

Bed 1

Bed 3

Bath

Bed 2Porch Kitchen/

Utility

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First Floor Plan

Second Floor Plan

Kitchen/ Utility

Living/ Dining

Bed 1 Bed 2

Bath

Living Dining

Kitchen/ Utility

Bed 1Bath

Bath

Study

Bath

Bed 3

Bed 1Bed 2

Living

Dining

Bed 2Kitchen/

Utility

Kitchen/ Utility

Kitchen/ Utility

Living/ Dining

Bed 1

Bath

Bed 2 Living Dining

Bed 1BathStudy

Bath

Bed 3Bath

Bed 1 Bed 2Living

Dining

Kitchen/ UtilityBed 2

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Existing Ground Floor Survey Plan of Castle

Proposed Ground Floor Plan of Castle14 Bedroom Hotel

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Proposed Lower Ground Floor Plan of Castle14 Bedroom Hotel

Proposed First and Second Floor Plan of Castle14 Bedroom Hotel

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Infrastructure

There is major work required in getting services and roads to Ruperra Castle, not to mention all of the site infrastructure and landscaping. We believe the proposed road access is approximately a mile and requires resurfacing.

Costs

There has been much work carried out on costs historically through the last decade and the owner has costs for the refused scheme but at this stage it seems pointless to cost a scheme that the trust may have no intention of supporting. The basic Costs are as follows

Restoration of Ruperra Castle

As Apartments; £4,350,000 this assumes £135 per sq ft plus 20%As A Country House Hotel; £6,000,000 this assumes £185 per sq ft plus 20%

Services to site £650,000Road Access £800,000Site Infrastructure £ 500,000Garden Restoration £1,350,000 ( although I have been advised considerably more? ) Costs on site £9,300,000

plus Fee’s, Contractors Contingencies, site value, and some developer profit etc all to be agreed I would propose that 25% covers this figure as a working basis.

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Hellifield Peel

Hellifield Peel in North Yorkshire was a ruin for over 60 years until its recent re-construction into a large county house. Dating from the 14th Century the castle and scheduled monument has been developed in close collaboration with English Heritage due to its historical importance. The project was the first scheduled ancient monument post World War II to be brought back into residential use and was followed closely by Channel 4’s Grand Designs. The development has also been a test case for many similar projects across the country.

The completed house includes a contemporary self-contained apartment within the roof with views out over the surrounding countryside and more traditional rooms to the ground, first and second floors. As part of the sustainable strategy a ground source heat pump was incorporated within the ground which supplies all the hot water for the house.

Case Studies

Bradford

Eastbrook Hall is an iconic building in Little Germany, which is a 20 acre conservation area in the heart of Bradford. In 2002 The Prince’s Regeneration Trust was asked by the Little Germany Urban Village Company to become involved with the restoration of Eastbrook Hall to provide a viable long term use and act as a major catalyst for the future regeneration of Little Germany and the neighbouring area of Bradford.

The stunning Grade II listed facades of Eastbrook Hall have been restored with minimal alterations. In November 2008, the regenerated building was officially opened by His Royal Highness The Prince of Wales.

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South Bedfordshire

The Hall is an Edwardian country house set within landscaped gardens in a designated Area of Outstanding Natural Beauty. The proposals will reinstate the hall as a private country residence with the refurbishment of ancillary accommodation in the form of two adjacent workers cottages, the extension of the existing cellars and a separate outdoor pool. The planning approval successfully negotiated planning policies including development within Green Belt and AONB.

Castle in Scotland

Proposals for the restoration and conversion of a Scottish Castle which is a category A listed building and Scheduled Ancient Monument back into a private residence.

The Galleries

The conversion of a Grade II listed Victorian Hospital dating from the mid-19th Century into luxury apartments set within formal landscaped grounds and courtyards.