architecture – Fourth Wall

How Should You Approach Listed Building Development?

Old buildings are often viewed as grandma’s china on the shelf: to be looked at, but not touched. However, as the price of land, labour and materials becomes more expensive and less available we’re seeing the redevelopment of heritage sites happening more often.

The listed building process is one of the best tools we have for protecting those assets, which in theory enables us to retain and protect a historic building while continuing to use it. However, we need a more robust and pragmatic approach to listed assets.

So, how do we sympathetically develop listed buildings? Understanding how and why a property was built is key to us as Chartered Building Surveyors. Development of heritage properties can and should be done, with a pragmatic approach taken, sympathetic to the history of the building and hand in hand with the local authority.

Read on to learn more about the current process for development of listed buildings, how we think they should be developed in the future, and some ideas for sympathetically restoring and developing your own heritage property.

How Do Local Authorities Deal With Listed Buildings?

There is often a fine line between preservation of a building’s historic fabric and a structure which is no longer financially, operationally or environmentally viable. But what happens when a building can’t be adapted for modern use within the current framework of conservation protection? All too often we see the listing intended for the building’s protection become its pending death certificate.

The ever growing buildings at risk register is the canary in the coal mine, which despite the fantastic efforts of heritage groups, volunteers, enthusiasts and trusts continues to increase its numbers year on year. The Historic England buildings at risk register can be found by visiting this link.

What Issues Occur When Developing Listed Buildings?

Listed buildings often provide a strikingly visual and sometimes more subtle less tangible record of our history, who we were and how we did things. They connect us to the places we visit and often the people we meet.

However, the old ways often aren’t compatible with modern use. The staircases are too narrow or steep to provide safe access, fire ratings can’t be achieved, the floor joists are undersized: but under current practices if listed these elements be preserved in perpetuity at all costs.

This often leads to a hybrid situation where redundant elements of the structure are retained in situ alongside new working elements, creating an expensive and cumbersome Frankenstein of a building which owners and operators must deal with.

Many elements of buildings were re-used from other buildings, timbers from ships, stone from places of worship for example. Things were done this way because they were practical, economical and suitable for use at the time.

A lack of understanding of old buildings often leads to a misdiagnosis of underlying issues and the use of unsuitable materials in renovation and development such as; cement mortar, chemical damp proofing, tanking or waterproofing, and PIR insulation. Understanding the building’s fabric is essential to then understand its development.

How Should Listed Building Owners Approach Developing & Renovating Heritage Properties?

Perhaps instead of retaining the fabric of a building in the manner you might a museum piece, or on the other hand rushing to the use of unsuitable modern materials, we should be considering the philosophy which constructed these buildings.

Installing solar panels out of sight, introducing sympathetic insulation, sympathetic double glazing, reuse of redundant elements elsewhere within the building are all alterations which could be suitable in certain situations and surely a better compromise than the alternative: doing nothing at all.

Wouldn’t this be a better continuation of a building’s story than the fate we have assigned to many heritage sites, left to decay until there is no history left to save.

With current regulations restricting development of listed buildings, it can be difficult to navigate renovations. However, there are still many ways to develop your listed building, and funding pots available to help you do so. Our listed building surveyors worked with residential and commercial owners and operators across Yorkshire and the North West, developing all manner of heritage properties from private residential to school buildings and high street shops.

Rely On Fourth Wall’s Listed Building Surveyors

So whilst current regulations can make it a little more tricky to renovate a listed building, as Chartered Building Surveyors we can bring our experience and expertise to help you navigate this, understand your property, and move forward with developing your heritage property. Get in touch with our team of surveyors to start a conversation about your property, be that for a building survey, architectural services, project management, or anything in between.

Listed Building FAQs

What is a Listed Building and How Does a Property Become Listed?

Listed buildings are usually of historical interest or offer unique features which need to be preserved. Most listed buildings are those built before 1700 and up to 1850 – providing they are similar to their original condition. View more information from Historic England here.

Do You Need a Building Survey For a Listed Property?

Yes you do. If you are planning to purchase a listed property, it is recommended that you get a building survey, ideally a RICS Level 3 survey. This will enable you to get a clear picture of the properties condition, any issues detected, as well advice on remedial works. Find out more about Fourth Wall Bespoke Building Surveys here.

What Permissions Are Needed When Developing Listed Buildings?

It is likely you’ll need planning permission, either a complete planning application or building consent, before developing your listed property. Visit the Historic England site to learn more about listed building permissions needed here.

What Can You Do To a Listed Building Without Consent?

The Listed Buildings and Conservation Areas Act of 1990 states that it is against regulations to demolish or alter any part of a building’s character without permission. Anything more than general maintenance (think repainting walls, or repairing cupboard doors) requires consent. This even includes things that may not be visible, such as installing double glazing within your windows if that wasn’t there beforehand.

How Do You Check if a Building is Listed?

You can complete a search on the National Heritage List for England (NHLE) to check for a listed building.

Where to start with an extension: The Architectural Process

We all want to live in a home we love, but sometimes we need to make improvements, adaptions and create a little extra space. Building projects begin with a want or need, maybe you’re outgrowing your family home or need some home office space, whatever it is we’ll work with you to turn your ideas into the perfect space. Building, extending or altering a property can be stressful, but using years of experience and heads brimming with creativity, we’ll guide you through every step of the architectural process to bring your vision to life.

So, what does the architectural design process involve?

Initial Consultation & Design Brief;

We’ll always begin with a design brief meeting, be that over the phone or in person, to discuss your project, what you’re wanting to achieve, any ideas you already have, and how we can help you. We’ll then issue you with a bespoke quote so you can understand the costs at every step of the architectural design journey.

Measured Survey;

Once we’ve had our initial design brief, we’ll come to the site to conduct a full measured survey. This is a comprehensive survey of the site which involves taking measurements ready for initial drawings. We’ll be on-site for a number of hours ensuring we fully understand your property, any issues which may arise, and to discuss our initial ideas in person. We won’t say no to a coffee whilst we’re there!

Drawings;

This is when the fun part really begins as we start creating the initial drawings for your project. Don’t worry, we can do lots of iterations until it’s perfect for you. We’’ll produce existing plans of the property and issue design options as per your initial brief, this may include alternative options of the internal layout or external appearance, where discussed as part of your brief.This isn’t just lines on a page, we’ll bring your project to life.

Planning submitted;

Once you are completely happy with the designs, we’ll submit them for planning permission, liaising with the council’s planning officer as we wait for approval. It can take 2 months plus for planning to be granted on a residential property, with larger and more complex plans sometimes taking longer, and if the planning office requests changes we’ll need to discuss these with them and potentially make some amendments. Where a proposal doesn’t require a planning application and falls within Permitted Development Rights, we typically advise our clients to submit a Lawful Development Certificate Application to the Planning Department. Permitted Development Rights are always changing and this verifies the proposed works meet the requirements at the time, preventing any issues when you come to sell your property.

Technical drawings;

Once your planning application has been approved, feel free to pop some champagne whilst we create your technical drawings and specifications, working with a structural engineer to achieve approval from building control. These drawings include key elements of the construction, such as the foundations, supporting steels, and electrics, and can be used to gather quotes from tradespeople ready for construction to begin. They are also used to ensure that safety regulations are met and give clear guidance to your builders on how the project is being constructed.

Party Wall;

If your project is going to affect the boundary wall with a neighbouring property, you’ll need a party wall certificate. It’s important to start thinking about Party Wall requirements several months before you want to start work and ideally ensure your designer is working with a Party Wall Surveyor during the design process to ensure there are less issues during the party wall process. Making changes to the design can be difficult, particularly post planning stage, where alterations to the external appearance may require further consultation with the planning department.

Construction begins.

It is finally time to start the construction and turn your ideas into reality. We’ll always be here if you need to ask any questions. Here’s where we may step away for a less complex build. However, we can be on hand to ensure your work is competitively tendered to achieve the best price, contracts are administered to ensure you’re protected, and works are managed on site to ensure you get the best quality and finish.

So whether your renovating, creating more room or building from scratch, at Fourth Wall we will always put you at the heart of the design process and be with you from start to finish. Get in touch if you’ve got an idea, whether you know if it’s feasible or not, we’re always happy to schedule a call.