Listed building

I went to quote for a job about a month ago it was to replace six doors with new oak ones from Howdens which needed a lot of cutting about.

The problem I had with the job was the building was grade II listed, the customer did not tell me I had to ask, and the existing doors were at least 200 years old with around 1/4" of paint on them.

The customer had not gained permission to replace them from the LA and to be honest he had little chance of getting it so I said that if permission was gained I would return for a chat and a measure up.

Heard nothing, but did find out that someone else had done the work, so I missed out on the work for being responsible but more importantly a listed building has lost its Georgian doors for ever, the old buildings we have in this country are a gift many countries do not have and its such a shame when they are "updated".

 

This is an interesting one regarding the listing, about 3 years ago I was told by our local Listed Building lady from the District Council that if one part of a building is listed then it all is including any walls and out houses etc, my Mrs and I are continually arguing about this and it may just be a local thing, I am in rural Oxfordshire and there are loads of thatched cottages and Georgian houses. South Oxfordshire District Council and The Vale of The White Horse Council are red hot, they wont even allow the historic 4-4-4 sealed units used in existing routed out window frames.

 

Lifted this from my local authority's web site.

What does the listing include?
It is a common misconception that the listing only covers the frontage or exterior of a property. In fact, the whole of the building is covered, both inside and out and this includes any modern extensions physically attached to the building. Internal features such as staircases, fireplaces, doors, floors, panelling and bread ovens are protected as they are an essential part of the building’s character.

The same level of protection applies to a Grade II building as to one listed as Grade I.

In addition, any free standing building or structure within the curtilage which was built before 1 July 1948 is also considered to be part of the listed building. Such structures may include boundary walls, outbuildings and garden features. The definition of the curtilage of a building is a complex matter. Generally it is land that has had a close and continuous relationship with the listed building over many years.

The subdivision of part of the curtilage from the building by hedges or fences does not necessarily exclude it from listed building controls.

When do I need listed building consent?
You will need Listed Building Consent for any work to the building that affects its character. This includes demolishing all or part of a listed building, alterations (both inside and out), and extension.

Some repairs which match exactly may not need consent. However, it is advisable to speak to our Conservation and Design Team because the effect of any repair work is not always straightforward.

Examples of work which may need consent include:

• changing windows and doors;
• painting previously unpainted surfaces;
• removing external surfaces;
• putting in dormer windows or rooflights;
• putting up aerials, satellite dishes and burglar alarms;
• changing roofing materials;
• moving or removing internal walls;
• making new doorways or openings; or
• removing or altering fireplaces, mouldings, panelling or staircases.

It is always advisable to contact our Conservation and Design Team to check whether you require consent to undertake any work. We may be able to answer your query by telephone. Please write or email us for a written response.

To demolish or make alterations to a Listed Building without the proper consent is a criminal offence. Penalties for unauthorised works are severe.

Can I alter or extend my listed building?
The listing of a building does not necessarily mean that it must be preserved as a museum piece without any form of alteration or extension to suit modern requirements. However, it is essential that any work which affects the character of the building is only carried out after listed building consent has been obtained from the District Council.

Work which affects the character includes alterations to the fabric of the building such as roofs, walls, ceilings and floors, windows and doors (even if they are modern) and to mouldings. The use of artificial materials such as aluminium and plastic is not acceptable while sealed unit double-glazed windows, even in timber, are often equally inappropriate. The use of traditional styles, materials and construction methods is strongly encouraged.

Listed buildings can sometimes be extended, provided that the addition is sympathetic in design and materials and respect is shown towards the scale and form of the original building. However, some buildings cannot accommodate an extension due to their particular architectural design, simple vernacular form or their location. In some cases, a smaller extension than originally planned may be the only acceptable solution.

It is always advisable to involve our Conservation and Design Team and other officers from the Planning and Building Control Services at an early stage if you are considering extending your property. Generally it will be necessary to engage an architect, surveyor or other appropriately qualified building professional with a specialist knowledge of historic buildings to draw up a scheme.

Both national legislation and local plan policies clearly rule out demolition unless all other options have been fully explored and found to be unworkable