My advice, if you haven't bought already: Speak to other owners of listed buildings in the area to see how reasonable the planning officer is. My brother lives in Lincolnshire, and has done significant work on his listed home with full support from the planning officer, who has been helpful throughout and supportive of their changes. I live in Norfolk (Breckland) and the planning officer is obstructive and extremely difficult to work with, speaks exclusively in esoteric jargon, and seems to see it as his duty to prevent any work happening on listed buildings. Sadly many of the listed buildings in this area are really suffering as a result, as the very specific restrictions placed on any work make it unaffordable.
My under standing is It’s not just the external of a grade 2 that is listed altho there will be an explication of the listing, the local teams won’t /don’t have to let you for instance use modern plaster ect internally
Hi Mat, yes you are right. The reason for this is that the listed element is generally the external walls which includes the internal plaster on those external walls. The Conservation Officers need to know that your proposal for internal works won't compromise the external wall, hence their requirement to know exactly what you are doing internally.
The listed building is defined as a ‘heritage asset’ that has not only of architectural merit, but possibly also historic and evidential and even community value. So it is the whole of the building including all the evolutions of the buildings that is listed. Breathability of the building is a key conservation issue so the plaster and paints you use are critical. Often in heritage terms the remnant internal features can be far more important than the exterior features. The listing text is only what the Listing Inspector noted on the day of their site visit. Often they did not go inside. The listing text can often include mention of adverse heritage features as well as the simple description of the key heritage features…which can be a bit confusing for the layman. The listing text is not to be considered to be inclusive…just a starter.
Yes, and this is where I see people caught out as they forget that the external parts that are the principal part of the listing also go through and touch the internal parts. Therefore works to the internal fabric may also require Listed Building Consent
As a heritage consultant, to clarify things - all works that change anything to the interior (and exterior) will always require listed building consent. The only exception will be maintenance or repairs which must be ‘like for like’ and have no change in materials, etc. Large scale repairs such as re-roofing will normally require consent for two good reasons. Firstly, to make sure you are using the right materials and techniques (legal requirement) and secondly, to provide a record for future generations to note that the roof had been repaired in 2021 (good conservation practice). Many’s the time I have had the argument that the roof is not original and was repaired in the late C20 but I have no written proof, just professional judgement. Remember that listed buildings have no permitted development rights, so you need planning permission for anything done on or around the exterior as well.
does that mean changing anything ranging from replacing the floor (even though I believe it's been previously replaced already just with a layer of wood on top) and how about installing shelves on the wall etc?
@@juliashi3844 definitely floors - whether old or new will require consent. Any replacement of historic fabric (or what would have been original historic fabric) needs consent. They can insist that you use original style floorboards or flagstones, instead of what is there at the moment. Legally it is about what was there when the building was listed - but often hard to prove this. Shelving on walls is normally OK. Technically making a hole in the wall for a fixing needs consent but you would never normally be picked up for this - normally considered OK.
Is it possible to change the interior of a large listed building from a 5 bedroom house to let’s say two apartments but keeping the exterior the same? Or is this something that is a non starter? Thanks
There isn't a difinitive answer to this. In theory, you require planning permission to use a property for SA on a long term basis and I believe that the conservation team will be made aware of this application even though it probably doesn't affect the fabric of the building. I'm aware that a lot of SA operators don't apply for planning and that there are also plans for this legislation to be changed so it could be something to deal with in the future. My advice is to go into the deal with your eyes open, ultimately you are working with a listed building that has the risks discussed in the video.
It's generally just the building that is listed but it's worth checking. Also check that the land isn't part of a conservation area as that may also restrict development.
The area within which you have to apply for listed building consent to change anything is called the curtilage. For a domestic house this is the garden…and for a former factory it would be the boundary of the factory grounds. However, all buildings and structures built and approved since 1948 within the curtilage do not need consent for changes. The so called ‘curtilage listed’ buildings should not be held to such considered to same heritage significance…ie you should be able to change more…but most conservation officers will incorrectly try to hold you to the same standards. If you have a 3 acre garden associated with your listed house then you would need listed building consent for all changes to buildings and structures within the garden. In planning legislation terms your paddock is likely to be agricultural land as will your orchard…and not garden.
If you are buying a listed building will heritage or BC check on current condition of property before or after sale? In other words do they get automatically informed a property is changing ownership & inspect the property?
There's no process for inspecting properties on change of ownership, only when you want to carry out works to the property. By the way this is not anything to do with Building Control but the Conservation Officer.
Currently considering buying a listed building so this was very helpful and I have learned a lot!
My advice, if you haven't bought already:
Speak to other owners of listed buildings in the area to see how reasonable the planning officer is.
My brother lives in Lincolnshire, and has done significant work on his listed home with full support from the planning officer, who has been helpful throughout and supportive of their changes.
I live in Norfolk (Breckland) and the planning officer is obstructive and extremely difficult to work with, speaks exclusively in esoteric jargon, and seems to see it as his duty to prevent any work happening on listed buildings. Sadly many of the listed buildings in this area are really suffering as a result, as the very specific restrictions placed on any work make it unaffordable.
My son is interested in buying a listed cottage, this has been both interesting and very valuable, thanks.
My under standing is It’s not just the external of a grade 2 that is listed altho there will be an explication of the listing, the local teams won’t /don’t have to let you for instance use modern plaster ect internally
Hi Mat, yes you are right. The reason for this is that the listed element is generally the external walls which includes the internal plaster on those external walls. The Conservation Officers need to know that your proposal for internal works won't compromise the external wall, hence their requirement to know exactly what you are doing internally.
The listed building is defined as a ‘heritage asset’ that has not only of architectural merit, but possibly also historic and evidential and even community value. So it is the whole of the building including all the evolutions of the buildings that is listed. Breathability of the building is a key conservation issue so the plaster and paints you use are critical. Often in heritage terms the remnant internal features can be far more important than the exterior features. The listing text is only what the Listing Inspector noted on the day of their site visit. Often they did not go inside. The listing text can often include mention of adverse heritage features as well as the simple description of the key heritage features…which can be a bit confusing for the layman. The listing text is not to be considered to be inclusive…just a starter.
Grade II listing applies to the whole property, not just to the outside of the property but also the inside.
Yes, and this is where I see people caught out as they forget that the external parts that are the principal part of the listing also go through and touch the internal parts. Therefore works to the internal fabric may also require Listed Building Consent
As a heritage consultant, to clarify things - all works that change anything to the interior (and exterior) will always require listed building consent. The only exception will be maintenance or repairs which must be ‘like for like’ and have no change in materials, etc. Large scale repairs such as re-roofing will normally require consent for two good reasons. Firstly, to make sure you are using the right materials and techniques (legal requirement) and secondly, to provide a record for future generations to note that the roof had been repaired in 2021 (good conservation practice). Many’s the time I have had the argument that the roof is not original and was repaired in the late C20 but I have no written proof, just professional judgement. Remember that listed buildings have no permitted development rights, so you need planning permission for anything done on or around the exterior as well.
does that mean changing anything ranging from replacing the floor (even though I believe it's been previously replaced already just with a layer of wood on top) and how about installing shelves on the wall etc?
@@juliashi3844 definitely floors - whether old or new will require consent. Any replacement of historic fabric (or what would have been original historic fabric) needs consent. They can insist that you use original style floorboards or flagstones, instead of what is there at the moment. Legally it is about what was there when the building was listed - but often hard to prove this. Shelving on walls is normally OK. Technically making a hole in the wall for a fixing needs consent but you would never normally be picked up for this - normally considered OK.
@@davidhickie3817 would be good to make contact, best Lee Davidson RIBA
Is it possible to change the interior of a large listed building from a 5 bedroom house to let’s say two apartments but keeping the exterior the same? Or is this something that is a non starter? Thanks
Great video
Thanks for the info
Thanks Ifty
Hi! What about using a grade 11 listed flat above a shop as serviced accommodation? Do you suppose the local authority would have an issue?
There isn't a difinitive answer to this. In theory, you require planning permission to use a property for SA on a long term basis and I believe that the conservation team will be made aware of this application even though it probably doesn't affect the fabric of the building. I'm aware that a lot of SA operators don't apply for planning and that there are also plans for this legislation to be changed so it could be something to deal with in the future. My advice is to go into the deal with your eyes open, ultimately you are working with a listed building that has the risks discussed in the video.
Thanks 🙏
Hi, what about the land around it. I have 3 acres
It's generally just the building that is listed but it's worth checking. Also check that the land isn't part of a conservation area as that may also restrict development.
The area within which you have to apply for listed building consent to change anything is called the curtilage. For a domestic house this is the garden…and for a former factory it would be the boundary of the factory grounds. However, all buildings and structures built and approved since 1948 within the curtilage do not need consent for changes. The so called ‘curtilage listed’ buildings should not be held to such considered to same heritage significance…ie you should be able to change more…but most conservation officers will incorrectly try to hold you to the same standards. If you have a 3 acre garden associated with your listed house then you would need listed building consent for all changes to buildings and structures within the garden. In planning legislation terms your paddock is likely to be agricultural land as will your orchard…and not garden.
If you are buying a listed building will heritage or BC check on current condition of property before or after sale? In other words do they get automatically informed a property is changing ownership & inspect the property?
There's no process for inspecting properties on change of ownership, only when you want to carry out works to the property. By the way this is not anything to do with Building Control but the Conservation Officer.