I am considering buying a grade II terraced cottage. It is obvious that all
the widows, external doorframes and timber cladding need replaceing. Any
suggestions on what may be permitted?
The REC's mains wiring is attached to the cladding and will need to be
disterbed in order for the cladding to be replaced. It looks like this
wiring dates back to the 1950's The mains appeares out of the pavement and
rises into a green painted rusty iron box, the mains cable outter sheath
lookes to be wrapped. Cables then go from this box to the various
properties, passing over the front of the property I am thinking of
purchasing, these cables have a braided cover. What is the best way of
approaching this problem. The internal wiring of the property was replaced 3
Any suggestions of a good survayor in the South Oxford area?
As to what you can do, Speak to the council as they will be able to tell
you what you can and cant do. In theory you can do what you like BUT you
have to get permission first. Find out if the listing is the whole buliding
or just the facade, Ours has the whole frontage listed including the stone
guttering. The good thing about listing is that you will be able to get the
work done VAT free. Dont expect any grants unless its very spectacular and
unique. by the sounds of it its not. Also is it in a conservation area? as
this will also limit what you can do.
I think you'll find that if a building is listed the *whole* of
the building is listed, including any modern extensions. (Similarly,
any additions you make will also fall under the listing, unless they're
so radical that they cause the listing to be removed -- in which case
they'd be unlikely to get consent in the first place.)
Buildings like yours, of course, may well have been listed because of
certain specific features (like the facade and guttering), but it still
means that the *whole* of the building is statutorily listed, and any
work -- to *any* part of it -- will still need LBC. (It may wind up
being a formality, but failing to get consent before doing the work
would still be a statutory offence.)
On Sun, 14 Dec 2003 20:07:47 -0000, "James Salisbury"
Don't. Only once you fall under the curse of English Heritage and
the Listed Buildings Nincompoop will you know that Hell really
Nothing unless its done by an "approved" contractor. Even then 90%
of the way through the LBO is likely to change and the new one alter
everything no matter what the cost to you.
The catch with listed buildings is that they must be preserved in the
state they were in at the date of listing, not the date of
construction. If this included shoddy rubber wiring and rusty boxes
then you must restore the shoddy wiring and rusty boxes. The fact
that you can't get the cable any more won't bother the LBO too much -
they will have a cousin somewhere who can hand make it, in an organic
ecologically sound co-operative, for only GBP250 per yard.
English heritage have nothing to do with works on domestic listed buildings.
Sort of correct on one point, In respect that its the date of listing , The
rest is total rubbish.
As an owner of a listed Building you are encouraged to keep it up together
and that includes wiring and windows.
yes they have to be in keeping but can be of the most modern of materials.
And this property will only be listed due to its age, not because its of any
particular importance as long as it looks the same no problem. In my village
there are some approved Upvc Sash windows in listed buildings.
I think the amount of hassle you get depends on the area and the particular
LBO you get. They certainly seem to vary around here. One is liberal but
inconclusive, the other is strict but specific... take your choice...
I live in a listed house. It isn't THAT bad around here (Glos)... but pretty
dictatorial all the same.
If in doubt, and you think you are right, then just go to appeal. It only
costs you time. ;-)
[RANT: The LBO's here took 2 years to approve my roof vent tile... They
agreed it a week-or-so after I sent in the details, but never got round to
sending out a reply. They seem to be bogged down by inefficiencies - perhaps
explains why they never have enough time? My own personal thought is that I
think that they ought to be a bit more proactive and keep details of
companies and contractors that work well on old buildings. They could
provide advice and references on how to maintain old houses. Far more
constructive rather than always taking the negative stance of resisting
The general advice here is to avoid listed properties. They are a lot of
Most likely you will have to make it look exactly as it is now..
WRT the elec supply; you will have to find out where the elec company's
responsibility ends and negotiate with them for a new supply connection.
If your neighbours are going to be cut off while this is done you need to
find out the legal basis of the cables feeding them being attached to your
property. You will probably have to pay for temp and new supplies for your's
and the other properties.
The elec coy won't connect new without a full test of the internal wiring...
So the hassle goes on ... and on..
Nice area though, I drove around there last week.
My guess and I HOPE that you will have to "repair" rather than replace
timbers. There are a few companies (as well as lots of local joiners) who
specialise in timber window rennovation etc.
If you are intent on the replace rather than repair policy then DO NOT BUY a
listed building. As the owner of a listed building you have a
responsibility to maintain it sympathetically. An owner of a listed
builiding is merely a caretaker of a peice of OUR heritage.
National treasure. There's an interesting term. It's amazing
what gets passed off as a national treasure for the purposes of
When will people like you understand - buildings are ephemeral -
they all are, from the lowliest mud hut to the greatest castle.
Some may last tens of years, some may last thousands - but
sooner or later they all fall.
What is the point of imposing stupid restrictions on what
someone can and can't do with their property? To preserve it
forever?? It's totally meaningless.
Quite true, but then again not everybody has the same taste, thankfully.
Buildings are AFAIK listed for a reason. Buildings can be listed because of
age, rarity, architectural merit, and method of construction.
People like me - you mean there are people like me ??
But with care and the correct sort of maintenance can last quite a long
No for as long as possible. As I said previously if you are not willing to
follow the "rules" of owning a listed building then owning a listed building
is not for you. I believe a choice exists in that there are quite a few
buildings in the UK that arn't listed to choose from.
Usually the whim of a LBO or English Heritage "activist". A few
years back one listed a brand new house in Oxfordshire because their
normal route to work was blocked and they saw this interesting "old"
house on their new route with scaffolding at one end. She got into
work and promptly got on to a friend in English Heritage for an
emergency spot listing. It took no end of trouble for the owner (who
was building it as a period design himself) to get it de-listed. At
one stage the LBO even threatened him with prosecution if he
continued to work on building his brand new house.
Another listed an air raid shelter in the middle of a scrap yard -
its now "preserved" under a thousand old cars.
There are over half a million listed buildings in the UK, the listing
plague will have everything listed sooner or later.
But why should they? Why try to preserve a crappy concrete 1920's
pile which can't be lived in because it's cold and suffers terminal
condensation because of its shoddy design and construction just
because it has "period features and windows" (Crittall at that!)?
Once a building has gone past its useful life it should be replaced.
But why on earth should you want to keep a rotten building on life
support for years? If you fancy doing it as a hobby so be it, but
how many of the "heritage" stuff now being preserved would ever have
been built if the same rules had existed when they were constructed?
"You can't go building that modern timber crap 'ere mate - that mud
'uts listed, get down to cousin Silas at river and he'll see you
alright with a groat of mud for the repairs. Make sure you use the
south bank mud though - north bank'd be out of keeping round 'ere".
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