Grade II listed help needed please

2 years ago

After some help please all. We have put an offer in on a grade II listed house which has been accepted. We are novices when it comes to listed buildings and as much as were doing our homework we are looking for people that have done it before. Whether its the experience of living in one, buying one, redesigning one or renovating one we would love to hear / read more. We are also loking for an arcitect that might be able to help us with ideas and visions on what we could do. Appreciate its much more difficult to make changes but we want to make it our forever home whilst also keeping to whats needed to maintain the history and charcter of the house.

Any help, advice and contacts would be very much appreciated.

Thank you all

Featured Answer

Jonathan

2 years ago

Personally I vowed never again after a poor experience but had I had a good architect on board I might have been fine.

My story was that I owned a Grade II property which had had some unsympathetic extension in the 60s (with wide 60’s picture windows) before the listing was made. I wanted to facelift the 60s part by changing the window apertures so they looked like they were in keeping with the original house. Thinking I was doing the right thing I met with the local councils planning officer who was responsible for protected buildings. He seemed to understand very little about regulations and his fear of getting anything wrong made him paralyzed from stating what actually would be possible and he discouraged doing anything suggesting they would prefer the 60s style windows that were technically protected over something in keeping with the street scape that they were tasked with protecting. He clearly had no buildings experience either stating I had to keep a particular door stating it was original despite it clearly being a DIY store addition complete with barcode on an unpainted edge!! This was very disappointing as I had assumed I would come away from the meeting with a list to follow of materials to use or approved contractors or guidelines about what process to follow in order to be compliant.

The motto is find out what has been done to other buildings that are also protected as it demonstrates precedence and find a good architect used to working with the council numpties- an architect who knows the regulations and can assertively and accurately talk to them. And be prepared for slow decisions and some illogical and disappointing decisions from the authorities that you may have to challenge.

Comments (6)

minnie101
2 years ago
I live in one but have never done serious renovations so it depends on what you want to do, you don't need permission for a kitchen or bathroom for example if one already exists in that room. Buying can be a bit more problematic given the age of the house. We used a partner at a solicitors but ended up complaining given i picked up several major issues… I’d make sure any previous alterations have listed building consent (LBC). im not sure what stage you're at but a good surveyor might be key to identify any issues. I’d try and get a recommendation.

if you can get hold of the details it would be good to speak to the local Historical Building Officer, mine was very helpful in saying what i could and can’t do. Repair of windows for instance including splicing in wood does not require LBC and yet on my council website i can see 2 applications for such at the moment! it may also be an idea to sign up to the Listed Building Owners Club, I'm not but i think they're a great source of information.

The first application for LBC is very painful imo but thereafter improves significantly!

Some councils are much more open to change, as preserve and enhance doesnt mean no change. Maybe look at other houses/applications in the area? I‘d also use a builder familiar with old building methods who also has great attention to detail
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minnie101
2 years ago
Sorry forgot to say Historic England is a good source of advice (just on here myself at the moment and forgot to mention it!)

https://historicengland.org.uk/advice/
Joanna Rice
Original Author
2 years ago
Great help, thank you

I have contacted the Conservation Officer and council so will hopefully hear back from them soon. I have also contacted some Grade II listed experts for advice as per your comments

Thanks again
Jo Bloggs
2 years ago
I lived in a grade 2 listed building. I found the conservation officer of the Local authority to be helpful in willing to visit and offer advice but their knowledge was fairly limited and I think they operate quite subjectively. I needed to have the property walls repointed. A local historical society objected to my listed building consent application because of the materials I was planning to use and advised that a lime mortar should be used. (my application was refused because of this) I was unable to source lime mortar locally or find a builder to do this for me. When I asked the historical society for their help with this they couldnt tell me where to find the product or a builder familiar with using it!
Listed building applications are free to submit but you will need to pay to have drawings done if needed for the application.
Overall I think repairs and renovations are more expensive because you may well be using non standard materials and techniques. Also, the time taken to secure listed building consent means any work may take longer to complete. Having said all of this, I wouldn't be put off if a property is listed. They are listed for a reason and I think they are very special.
Joanna Rice
Original Author
2 years ago
Thank you for this info

Grade II listed help needed please

Jonathan

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