Buying a Listed Building...
Discussion
I am currently looking to buy a property (with a couple of acres) in England. I have found one I really like, but it is Grade II (2) listed, which I'm finding a big negative at the moment.
I've spoken to the owners and they are adamant that it is only the front facade of the house that is listed. Nothing else. I believe this is due to the C18 Mullion windows. The house has 3 double bedrooms, but the bedrooms are all linked to one another i.e. you have to walk through another bedroom to go to the bathroom. As my family of 4, plus gf's/bf's, are all 20 years old or older, this is going to cause a few arguments, so long term I'd like to extend the rear of the property. There is also a possibility to allow my Parents to live with us (they are in their 80's) - it would be perfect to extend into a 5 bedroomed house. It is worth noting here that if I was to extend, I would keep it within character of the existing building. I adore Victorian/Georgian Architecture.
As I'm wanting to proceed with the purchase of the house, I want to clarify a few things with the Preservation Officer at the local authority in connection with the above.
So far, the (short) list of questions to ask is as follows:
Is it the whole house that is listed?
Can I carry out any alterations to the interior of the building with/without asking for consent?
Can I extend at the rear?
Is there anything else I should be asking?
Thanks
I've spoken to the owners and they are adamant that it is only the front facade of the house that is listed. Nothing else. I believe this is due to the C18 Mullion windows. The house has 3 double bedrooms, but the bedrooms are all linked to one another i.e. you have to walk through another bedroom to go to the bathroom. As my family of 4, plus gf's/bf's, are all 20 years old or older, this is going to cause a few arguments, so long term I'd like to extend the rear of the property. There is also a possibility to allow my Parents to live with us (they are in their 80's) - it would be perfect to extend into a 5 bedroomed house. It is worth noting here that if I was to extend, I would keep it within character of the existing building. I adore Victorian/Georgian Architecture.
As I'm wanting to proceed with the purchase of the house, I want to clarify a few things with the Preservation Officer at the local authority in connection with the above.
So far, the (short) list of questions to ask is as follows:
Is it the whole house that is listed?
Can I carry out any alterations to the interior of the building with/without asking for consent?
Can I extend at the rear?
Is there anything else I should be asking?
Thanks
I'm certain they will tell you that the protection of a listed building extends not only to the entire building, but to its setting as well; there are even special Planning requirements dealing with Planning Applications that affect the setting of a listed building, so planning applications on neighbouring land can be influenced by the listed building.
Ask them to provide you with a copy of the Listing itself; this will be a quite brief written document (often only a paragraph) which identifies the features of architectural importance which were felt to justify the Listing in the first place.
The Conservation Officer should also be able to give better advice than anyone on here as to how they would treat an application for alterations; in theory, if only the facade is felt to have any architectural importance/significance, they should be fairly flexible about other alterations, but they will want to ensure that any work done does not detract from the overall character of the building, and will normally insist on an application for any relevant works.
Ask them to provide you with a copy of the Listing itself; this will be a quite brief written document (often only a paragraph) which identifies the features of architectural importance which were felt to justify the Listing in the first place.
The Conservation Officer should also be able to give better advice than anyone on here as to how they would treat an application for alterations; in theory, if only the facade is felt to have any architectural importance/significance, they should be fairly flexible about other alterations, but they will want to ensure that any work done does not detract from the overall character of the building, and will normally insist on an application for any relevant works.
In answer to your questions;
Yes - Whole house and surrounding area, particularly ajoining buildings
No - You need listed building approval
Yes - Subject to listed building approval
Each conservation officer has their own rules even within the same area.
I have quite a bit experience of this as currently own a Grade2 listed property where the listing relates to the front of the property, and have jumped through the hoops to get listed consent on connecting outbuidings. Neighbours are also going through the same process to add a large conservatory to a Grade2 Rectory.
Yes - Whole house and surrounding area, particularly ajoining buildings
No - You need listed building approval
Yes - Subject to listed building approval
Each conservation officer has their own rules even within the same area.
I have quite a bit experience of this as currently own a Grade2 listed property where the listing relates to the front of the property, and have jumped through the hoops to get listed consent on connecting outbuidings. Neighbours are also going through the same process to add a large conservatory to a Grade2 Rectory.
When advising clients who are buying properties such as this, especially if they are looking at doing any work, is to call up the Listings Officer and have a chat with them. If at all possible see if you can drag them out there to the Property and talk to them about the ideas you have had.
Listings Officers tend, as a rule, to love the job they do and love the properties which they see as their own little mission in life to protect from us vandals who might like the idea of adding a mock Victorian conservatory to etc.
Equally though they are not all blinkered to the need for a property to be habitable if it is going to remain lived in and kept for the enjoyment of future generations. As such they tend to help people improve on what is already there without altering it’s character. Whilst the listing (usually) covers the whole of the property and the curtilage (including garden walls if any) there are normally only a few specific features that are outstanding and which the Listings Officer will tell you to FO if you suggest changing. Unusual windows, openings and doorways as well as chimneys and fireplaces are favourites.
Listings Officers tend, as a rule, to love the job they do and love the properties which they see as their own little mission in life to protect from us vandals who might like the idea of adding a mock Victorian conservatory to etc.
Equally though they are not all blinkered to the need for a property to be habitable if it is going to remain lived in and kept for the enjoyment of future generations. As such they tend to help people improve on what is already there without altering it’s character. Whilst the listing (usually) covers the whole of the property and the curtilage (including garden walls if any) there are normally only a few specific features that are outstanding and which the Listings Officer will tell you to FO if you suggest changing. Unusual windows, openings and doorways as well as chimneys and fireplaces are favourites.
I think it is always worth looking your property up on images of england
http://www.imagesofengland.org.uk/
and
http://www.english-heritage.org.uk/professional/pr...
To see the details of the listing.
http://www.imagesofengland.org.uk/
and
http://www.english-heritage.org.uk/professional/pr...
To see the details of the listing.
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