Advice Needed – Interior Renovation of a Grade II Listed Property (No External Changes)

[olebendz]

Good evening everyone,

This is my first every post here and looking for some guidance on a Grade II property my partner and I are in the process of purchasing, and we’re in the early stages of planning renovations. The property is in need of work, it currently lacks a full heating system, and most of the internal features (doors, fireplaces, walls) are mid-20th century alterations rather than original. Our aim is to restore the interior in a style more in keeping with the building’s history, while also making it suitable for modern living. We're not planning any external changes, everything is internal only.

We’ve tried to reach out to the local conservation officer several times for guidance, but unfortunately haven’t received any response so far. In the meantime, we’re hoping the community here can offer some insight into what requires Listed Building Consent, and how best to proceed.

Here’s what we’re looking to do:

1. Install gas central heating throughout.
2. Add insulation internally (roof, under floorboards).
3. Convert an upstairs bedroom into a bathroom.
4. Knock through a non-original, non-load-bearing wall to expand the kitchen and create a WC.
5. Carry out a full electrical rewire and move sockets/lighting to more practical positions.
6. Remove 1960s fireplaces to reveal original ones.
7. Replace 1960's internal doors with period appropriate doors.
8. General redecoration: plastering, painting, wallpapering, sanding and staining floorboards.
9. Replace modern skirting with early period appropriate skirting boards.

What We’d Like to Know:

• Which of the above works are likely to require Listed Building Consent?
• What level of detail is expected in the consent application?
• Is there a fee for submitting it?
• Can multiple changes be included in one application, or do we need to submit them separately?
• Given the lack of response, are there any alternative ways to get input from a conservation officer or heritage consultant before submitting?

I’ve done a bit of research, and from what I understand—though I could be wrong—restoration work may not require Listed Building Consent, whereas alterations typically do. So, for example, if we were to remove non-original doors and replace them with period-appropriate Victorian-style ones, would that be classed as restoration and therefore not require consent? Or would it still be considered an alteration?

We’re really keen to do things properly and respectfully, and we don’t want to move forward without understanding the right steps. If anyone has experience with similar renovations or dealing with listed building consents, we’d be so grateful for your advice.

 

[Flyfisher]

We’ve tried to reach out to the local conservation officer several times for guidance, but unfortunately haven’t received any response so far. In the meantime, we’re hoping the community here can offer some insight into what requires Listed Building Consent, and how best to proceed.

It's very disappointing to read you've not been able to contact your CO because, ultimately, they are the only real source of definitive answers to your perfectly reasonable questions.

I'm sure there are many here who can offer good advice from their own personal experiences but it can only be advice rather than definitive answers.

We’re really keen to do things properly and respectfully, and we don’t want to move forward without understanding the right steps. If anyone has experience with similar renovations or dealing with listed building consents, we’d be so grateful for your advice.

I was in a similar position almost 20 years ago when deciding whether to take on our listed house. It was in very poor condition after a few decades of neglect and clearly needed a lot of work to make it suitable as a family home, including most of the items you've listed. Being G2* also meant that English Heritage (as was) would have to be consulted on any LBC application, which made the whole project seem even more onerous.

So, like you, my first action was to contact the local council CO/HBO and I was pleasantly surprised that he was willing to meet me at the house to discuss my plans. In fact, we had a few meetings before we finally purchased the property and it was the start of a regular series of visits and advice and discussions, ultimately leading to four LBC applications over the years all of which were approved because we had been able to discuss everything beforehand. He did not agree with everything we planned but in those cases he suggested alternatives, which I have to admit were better than my own ideas and sometimes things I would never have thought possible. In short, it was like having an expert consultant available as needed and at no cost!

Therefore, I'm somewhat at a loss about what to suggest in the absence of being able to work closely with the CO/HBO and, sadly, it seems that the whole process has changed over the years, no doubt due to budget constraints, such that CO/HBO accessibility is more difficult than my experience and possibly more costly because of the need for formal pre-application advice. At least the actual LBC application itself is still free (I think!), unless of course you use an architect or similar planning consultant.

Regarding the restoration-vs-alteration debate, there will be many views on this but, again, only the responsible CO/HBO can give a definitive decision because every listed property and situation is unique. Thus your example of replacing 1960s doors with 'period appropriate' ones sounds perfectly reasonable in principle but it is certainly an alteration (for better or for worse, those 1960's doors are part of the listing!) and opinion on what is 'period appropriate could vary widely, depending on the circumstances. For example, our C16 timber-frame house was given a 'Georgian' makeover a few hundred years ago in which the close-studded frame was hacked apart so that large sash windows could be installed and a large chimney stack was added to the rear resulting in many original windows being blocked or destroyed. I doubt consent be granted for such works today and am equally sure I would not get consent to remove the Georgian sash windows and replace them with smaller 'period appropriate' ones, because after so many years what would be 'period appropriate'? Simple, small C16 windows (possibly without glass!) or the large elegant C17 sash windows? The LBC process is intended to resolve such issues and give formal answers that will protect the owner(s) from possible criminal charges arising out of unauthorised changes.

As far as your list of proposed works is concerned, we've done pretty much all of them over the years plus a substantial kitchen extension and LBC was required for all of them. Furthermore, for the kitchen extension we also had to apply for planning consent and building control. But the key point is that all works were consented, so it can be done, although I can't imagine having taken it all on without knowing the CO/HBO was fully supportive prior to the purchase. Even the English Heritage area officer conceded that unless such works are allowed then few, if any, new owners would be prepared to take on dilapidated listed buildings and nothing falls into disrepair faster than an unoccupied property, leading to their eventual total loss.

So, all I can really suggest is to pursue the relevant CO/HBO in your local council and try to get them 'on board' with the project before you commit to the purchase. Sadly, from the many similar topics on here over the years, it seems that my own very positive experience with the whole LBC process and a very helpful CO/HBO, may not be replicated across the country as a whole.

In short, my guess is that all your proposed works would be granted LBC (with perhaps some minor tweaks here and there) but without the input and support of the responsible CO/HBO it is just my view and, ultimately, counts for nothing without official support.
Best of luck!

 

[LadyArowana]

Once you are the actual owner rather than just in the process of purchasing you should be able to get a “Pre application consultation” with the Conservation Officer. That should entail an onsite visit at which you can discuss your plans. Whilst any advice received will not be binding on them, and of course same applies to your plans which may shift, it will give you an idea of their feelings. In our local authority that visit now has to be paid for and due to staff cutbacks as I mentioned they no longer offer advice in a pre-purchase setting.

 

[Flyfisher]

The support available does seem to vary a lot around the country. Some councils, so I've heard, contract-out their listed building responsibilities, but perhaps it's because some councils don't have many listed buildings in their area. Perhaps I got lucky being in Norfolk as East Anglia has many listed properties to keep the CO/HBOs busy?

I suppose having to pay for pre-app advice is a sign of the times (glad my project started in 2006!) but I'm very concerned to hear that it's only available to owners because most first time buyers of listed properties will have very little knowledge of their responsibilities or what may or may not be granted LBC (as was certainly true in my case), yet that is exactly the sort of information - or at least some form of official guidance - they need in order to make the huge decision of whether to buy or not.

These projects are not for the feint-hearted and they are certainly not 'doer-uppers' to make a quick profit. Although I bought mine for what I thought was a ridiculously low price at the time, I now know that I've spent more on it than its market value, so it certainly hasn't been a good financial investment. But in a way that's the key point - the real investment has been in creating a unique, forever home in a lovely location and only the owners of such properties can put a value on that. I've certainly no regrets.

 

[Kearn]

Once you are the actual owner rather than just in the process of purchasing you should be able to get a “Pre application consultation” with the Conservation Officer. That should entail an onsite visit at which you can discuss your plans. Whilst any advice received will not be binding on them, and of course same applies to your plans which may shift, it will give you an idea of their feelings. In our local authority that visit now has to be paid for and due to staff cutbacks as I mentioned they no longer offer advice in a pre-purchase setting.

You don’t need to own the property. You can submit a pre app or even full LBC for any property, regardless of whether you own it.

We did exactly that and had a pre app for an aborted purchase… if you’re serious and there’s work that must be done, it helps to get a steer. Outs was that the CO was uncooperative, ill informed and didn’t have the best interests of the property in mind.