Buying a Grade 2 listed cottage

[Fridge03]

Hi all,

New here, I have be been recommended this forum as a place to hopefully get some answers and advice!

My partner and I are really tempted by a cottage for sale.
It's in a area we love, the right size and the right price. It's grade II listed. The description from the Historic England site is: One building. Early C19. Two storeys. Two windows. Ground floor painted brick, above weather-boarding. Half-hipped tiled roof. Glazing bars intact.
It was listed in 1987.

It's a semi detached cottage, with the one next door having been done up already.

It's been owned for the last few decades by the same vendors. It's in reasonable condition with no glaring causes for concern with any changes so far been done properly.

If we were to purchase it, we'd want to do the following and wondering what, if any permissions we'd need. Also, am I right in saying that if neighbouring similar properties have had the same things done that in general makes it more likely for permission to be granted?

1, convert half of the large front garden to a driveway. This has been done by every other cottage (including the other cottage attached to this one next door) along the road. So if we did need permission I can't see it not being granted? Would this need planning permission or just listed building consent?

2, a second storey extension. The ground floor has already been extended. We'd want to match what next door have done and build on top of the ground floor extension to create another bedroom upstairs. We'd copy exactly what the neighbours have done, thus in our eyes anyway making the whole building symmetrical again!

3, general decoration internally. Everything needs a touch up. We'd decorate tastefully and in keeping with the style of these type of properties. We wouldn't be doing any modifications like knocking walls through etc. Just paint, wallpaper etc.

4, fitting of new bathroom and kitchen. The current units and fixtures are dated. We'd like to replace them.

5, External doors - they are in decent condition but we would treat them and repaint them. Do we have to stick with the current colour?

How are listings done? I've read that it covers everything I believe within the boundary? If the original layout etc wasn't known or has been lost, then how does that affect what alterations you can make? Does that make any sense?

Thanks in advance

 

[Flyfisher]

As you may already know, the only truly safe option is to discuss your plans with the responsible CO before committing to the property. Having said that, from many similar discussions on here, the practicality of doing this will depend on your council’s policy on such ‘pre-purchase’ consulting and the CO’s availability and, perhaps, inclination to help a prospective purchaser rather than an owner. There’s only one way to find out.

Having said that, and bearing I mind that no one on here can give you a guaranteed answer, I would make the following comments:

1. If the attached property has done it then what’s the risk? It doesn’t sound as if it would significantly alter the character of the properties so LBC is probably not required. In any case, it’s not destructive of anything and would be easily reversible. I’m not sure about planning permission but I believe there are regulations regarding drainage to adhere to. There may also be issues if you need a ‘dropped kerb’ onto the highway.

2. I’d expect to need PP and LBC for this, plus building control. From what you’ve described, it sound as if this should be a formality based on next door.

3. No permissions needed for interior decor.

4. No permissions needed for replacement of bathroom fittings.

5. If not in a conservation area then I don’t think any permissions are needed to change the colour of external doors or windows. Keep it ‘in keeping’ and I wouldn’t expect any problems. Changing the doors and windows themselves would require LBC, unless truly like for like.

As for listing, it doesn’t really matter if the original layout is known or not. The listing description will describe the property at the time it was listed, even if it had been significantly altered from the original. Any subsequent alterations will require LBC and will be decided on their own merits in the context of the property itself, so it’s difficult to give definitive advice regarding what would be acceptable or not.

My experience of one listed property and one CO is that if you have a basic ‘vision’ of what you are trying to achieve but are flexible in how this could be implemented then you’ll likely find the CO helpful in finding a solution that is sensitive to the property. After all, there are very few listed properties that have not been altered in one way or another and listing isn’t intended to ‘freeze’ a property, more to protect its historic features and character.