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LEADING YOUR PROJECT TO SUCCESS
Project Overview
We were instructed to undertake a comprehensive Historic Building Survey of Ty Hyll, a Grade II listed property located on the eastern boundary of Betws-y-Coed within Snowdonia National Park. The property, currently operating as a tearoom and environmental education space, is a rare example of early 19th-century Picturesque architecture.
The inspection was carried out in cold, wet weather conditions, with the building occupied and fully furnished at the time of survey. The report followed the structure of an RICS Level 3 Building Survey format, adapted to reflect the additional considerations required when dealing with a designated heritage asset.
Particular attention was given to structural condition, moisture risks, historic fabric integrity, and the implications of listed status on future repair and maintenance works.
Ty Hyll, often referred to locally as “The Ugly House,” holds notable architectural and cultural importance. While folklore suggests medieval origins, research indicates it is more likely contemporary with Telford’s early 19th-century road developments along the A5.
Constructed of exceptionally large undressed stone boulders, some weighing several tonnes, the building features dry galetting, moss-packed joints, pronounced corbelling, and a distinctive conical chimney stack. These features contribute significantly to its listed status.
The structure comprises solid stone external walls without a damp-proof course, a later-inserted first floor within the roof space, and a slate-covered pitched roof. A small turf-roofed extension was added in 2011/12 to improve accessibility, designed sympathetically to blend into the surrounding landscape.
Its myth-making history and Romantic architectural styling make it a unique landmark tied closely to the development of tourism in North Wales.
Historic Significance & Construction
The survey identified several areas requiring attention, typical of a building of this age and construction.
Chimney stacks showed evidence of defective flashing and vegetation build-up, contributing to internal moisture ingress. The slate roof coverings, while generally serviceable, require maintenance including ridge tile rebedding, debris clearance, and monitoring of abutments.
Rainwater goods were heavily obstructed by leaves and silt, increasing risk of overflow and damp penetration. Notably, the rear extension gutter discharges directly onto masonry due to the absence of a downpipe.
Externally, cement-based repointing was identified in areas, which is incompatible with traditional stone construction and may impede breathability. Internally, elevated moisture readings, localised timber decay risk, blocked fire egress, and outdated service certifications were noted.
Given the building’s listed status, all repairs must be carefully specified using appropriate materials, particularly lime mortars, and may require Listed Building Consent.
Condition Assessment & Key Findings
A programme of prioritised repairs was outlined, including chimney and roof works, rainwater system overhaul, lime repointing, timber treatment investigations, service testing, and further drainage assessment including CCTV survey and septic tank review.
Due to its heritage designation, any intervention must balance preservation with functional requirements. Professional oversight, appropriate access arrangements, and contingency allowances were advised to manage potential unforeseen issues.
This survey provides a structured foundation for informed decision-making, ensuring the long-term conservation and practical viability of this architecturally distinctive property.
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