Thinking about buying a Grade 2 listed building...would these need consent?

[SkipFeeney]

Hi,

I am thinking about buying a grade 2 listed building. It was a barn that has been converted into a house. Can anyone indicate if generally these changes below will be allowed without consent?

• Replace kitchen (layout will be exactly the same)
• Put playground equipment in Garden - slide / climbing frame, temporary structures.
• add Garden Gate
• New Bathroom suite (layout the same except for a larger shower tray)
• Replace Boiler

Thanks

 

[Nakajo]

Generally, these sorts of things are fine - although it can hinge on the precise wording of the listing description. However, given that it's a criminal offence to undertake works to a listed building without consent (in the case where it is subsequently deemed that consent was necessary), if there is any doubt, speak to the council's conservation team. Remember, you don't need to own a building in order to make such an inquiry.

 

[charliegolf]

Useful website

https://www.lpoc.co.uk

 

[freddiemercurystwin]

This will tell you the relevant parts that are listed https://historicengland.org.uk/listing/the-list/map-search?clearresults=True#?search

 

[tony1851]

Possibly the garden gate might be an issue - the listing usually extends to the whole curtilage, including boundary walls.
If you cut joists etc to get pipes in and out, that also needs aproval.

 

[SkipFeeney]

Thanks for all the advice..the gate is one that worries me. Need a gate to stop the kids getting out of the garden, so potentially i would need to submit plans etc for listed building consent for the gate.

The listing on historic england doesn't really give much away:

GV II Barn. Probably late C17 with later alterations. Magnesian limestone coursed rubble with pantile roof. Outshut to left. Off-centre cart entrance. 2 pitching doors to left. Slit breathers. Interior: King post roof.

 

[^woody^]

Boiler flue

 

[endecotp]

I live in a very listed property, and I honestly would not worry about a garden gate, unless it’s a true monstrosity that hides a public view of something really famous.

 

[^woody^]

I live in a very listed property

What's one of those, as opposed to a moderately or barely listed property?

 

[endecotp]

What's one of those, as opposed to a moderately or barely listed property?

I’m in Scotland, the categories are different from E&W, people will better-understand “very” than going into the details.

 

[^woody^]

Very different then

 

[bernardgreen]

I live in a Grade II thatched cottage.

The local Conservation Officer when I bought it ( 2011 ) was a stickler for a nothing can be changed policy. Ancient oak floor boards with more holes than solid wood had to be retained. The holes had been covered with tin plate and carpets by the previous owner(s). It meant a new light weight suspended floor had to be installed over the existing boards

It was a different Conservation Officer when I had the roof re-thatched and her policy was far less strict and she was happy to discuss things and reach a sensible resolution.

Talk to the Conservation Officer, most of them are reasonable and will ( for Grade II ) accept minor alterations if they mean the building remains a useful and sensibly conserved building.

Some are so committed to "no change" that the building eventually becomes un-usable and thus deteriorates

If you do buy the property then consider your self to be a Conserver of the building.

 

[napoleondynamite]

This will tell you the relevant parts that are listed https://historicengland.org.uk/listing/the-list/map-search?clearresults=True#?search

Just be clear- if a building is listed, in general it will be listed in its entirety and all parts of the building will benefit from the same level of protection. The listing summaries just say what was noted at the time, e.g. lots of listing summaries refer to the exterior only, but the interior is also protected.

There are more complicated situations, e.g. relating to buildings with modern extensions, and outbuildings within a wider site, but in general if its listed, its listed, and that applies to the entire building inside and out.

 

[Leofric]

in general if its listed, its listed, and that applies to the entire building inside and out.

Yes, including the grounds , so the original poster should apply for Listed Building Consent and the council will decide what is acceptable and if further details are required.

 

[SkipFeeney]

Thanks for all the responses! I think its putting me off slightly if I am honest. The barn is all bare floorboards and I want to cover it in the bedroom with Carpets - didn't even mention that as thought it wouldn't be an issue. I will try and speak to the conservation officer anyway. The thing is, there has been other similar properties for sale that aren't Grade2 listed in the past for a lot less money and with no less character. Seems like they want more money for this for some reason. This has been on the market 8 months. We have 3 kids under 6 and so need to make it family friendly hence gates etc i think this could be an issue.