Does anyone have any 'rule of thumb' guidelines on what you can do IN a Grade 2 listed building.
I'm not thinking of major works- extensions etc- nor exterior stuff, just basic things like decorating, possibly replacing an existing modern kitchen or bathroom, etc.
I've looked on the internet and 'vague' isn't strong enough to describe the sites which, supposedly, offer advice.
That'st because it depends on what has been listed
e,g one farmhouse was listed to preserve its outside appearance. Owner built essentially a new one inside it.
Another had beams and ladder style staircase listed. NO chance to put a proper staircase in.
You need to talk to the Conservation Officer at your local council
You can do quite a lot inside, but it's not a complete 'free for all'. The powers that be are still interested in preserving period features like lath and plaster ceilings and ceiling bosses, etc.
Do you already own the property? It would be a good idea to have an informal chat with your local Conservation Officer. They are usually quite helpful in advising you what sort of things would require Listed Building Consent.
Have you come across the LPOC (Listed Property Owners Club)? There's quite a lot of information available on their website if you register (for free) and if you join (£55 p.a.) you get access to their experts.
That is worth knowing.
We are looking at a couple of investment properties. One thing we what to assess before getting too involved is the implications, especially as the properties aren't local.
Looks promising.
Thank you and the others who responded.
In practice depend a bit on where you are, the state of the interior, and just how special it is. My old flat was in a listed building, there was nothing original left inside, it was just a facade, an undistinguished early 19th century terrace. The listing details said 'interiour not inspected'. And it was in London where there are not many nosey neighbours. So, as long as the outside is unchanged, who's to know.
In which part of the country? Some authorities are much fussier than others - the New Forest, where I own a share in a listed property, being one of the worst!
I'd rather not give details.
I know it well but not for listed property.
I don't what to do anything illegal, in part as it will come to light when we sell.
I live in a 1800 terraced town house Grade2 listed. Conservation Officer is only interested in maintaining front elevation, a large "stairwell" rear window and central staircase. Proposals to move/remove internal walls, create bathrooms etc were met with response that "no listed or planning permission was required for proposed alterations" . When asked about external paint colours he just said he wished people would be more imaginative than magnolia or white! However I would expect internal fancy coving, plaster features etc if present may well be protected by a conservation office.
Indeed. And, whilst there's a time limit for enforcement in the case of ordinary planing infringements, there's no time limit for listed building misdemeanors. The authorities can come back many years later and require you to remedy them.
This is the only good advice you will get here. Worth following.
Some of the advice is just plain wrong. The property is listed in its entirety. The description in the listing may mention certain features but it is quite wrong to think that only those features are listed.
There are afaik no rules as to what is allowable modernisation. It is all fuzzy and vague and the Conservation Officer is the important person who decides what can be done. Much is compromise. Almost always repair is preferred over replacement. Sometimes modern materials and techniques are considered appropriate, sometimes not. Sometimes it is thought better to make the new work 'disappear' with a bit of subtle ageing, sometimes they say to leave it new looking. Sometimes the Planning Officer is totally fastidious and officious, sometimes they can barely be bothered to look.
Tim W
Turn round and walk away?
And sometimes only totally inappropriate new build work is allowed, eg glass on old stone properties. That's one people in future will look back at and think wtf were they thinking.
NT
ROTFL, it may come to that. However, we've seen a few we like and another place for 'breaks' would be nice. We don't like hotels and don't always want to use the motorhome.
I think the idea is to segregate the new from the old while attempting to meet the owners needs.
Matching the existing seems to be generally forbidden.
Its very much suck it and see with the local council. Some may charge for detailed advice, these days they probably will, but general advice, assuming they still have staff is normally free as it saves a lot of work later when the plans surface. Brian
Have a friendly chat with estate agents in the area near the property as they usually have a good idea about what is happening.
If you need to borrow money for the purchase check with the lender about any rules they have about listed buildings in that area.
Alan
Run a mile. Never buy listed buildings, leave it for someone else with more money than sense.
We bought ours for breaks - and usually manage to spend a few days there every month throughout the year.
Ours is a flat in a mansion which was converted into 6 apartments in the
1950's. The flats are leasehold, but the six leaseholders collectively own the freehold of the building and manage its running without employing a third-party management company.I'm not sure that I would want to own a listed building outright - but sharing the risk with 5 other people doesn't seem too bad.
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