Purchasing Grade II and in Conservation Area

paulburton

Hello everyone,

Firstly, property details are ........

http://www.rightmove.co.uk/viewdetails-18647216.rsp?pa_n=1&tr_t=buy&mam_disp=true

I am in the process of buying this cottage, got lots of charm from the outside, and with a some vision, has on the inside !

Needs totally gutting, but need some advice on the following,

Property is Grade II, listed on 15th August 1973

Spoke to local planning office this morning, apparently, the grading only covers the outside (so think that is a plus)

It has four windows (on main original building), two at the rear, and two at the front. Both the rear ones have been replaced with new wooden sash, but the front two need replacing. I would of thought that the easiest way to sort this would be to get the local conservation officer to pop round and discuss, but didn't seem that keen the person I spoke to on the phone, and as long as replacing like for like, should be too much of a problem ??

Also, there is an extension on the back, made from brick, (main house built from stone) the extension houses the kitchen, I would like to move the kitchen to the front of the house, and in this extension, block up a side door and window, and make another window larger by adding some French doors into the garden, can I ? and will I need planning to do this ?

Also, the cottage doesn't have any period features inside, so I would like to remove the chimney breasts, to free up some room, since the fireplaces were sealed up years ago. Obviously, I have to retain the chimney stacks outside, but do I need planning to take out the internal ? obviously need a big support adding to take the weight.

I would also like to take out a load bearing wall inside, to open it up more, again know I would need a big steel, but do I need permission to do this ??

One last thing, I need to replace the fence in the garden, as it's fallen down. There are high conifer trees round some of it, about 6ft high, can I continue this with fencing, again without having to contact planning ?

Sorry to go on, but you are my best source of information !


Paul

pawpurrs

I would have thought with this being a complete redo job, you are best to get the Listing and conservation officer out, and explain exactly what you want to do, as some of the works will need Listed Building consent, which overides Planing permision.
Otherwise you can be made to put things right and that includes work done by previous owners.

poppysarah

I'd ask for it in writing what the listing covers.
You don't want to get half way through stripping a bathroom out and finding out that you're in trouble. :-)

paulburton

Local council (Lincoln City) are posting me a copy today, and to solicitor. Will have to call them again, and see if I can arrange a meeting with them at the property, to discuss my plans, and then find out what I need. Do you know if they charge for a site visit, do I have to fill in some form to request the visit ?

Many thanks,


Paul

poppysarah

Depends on your council. Some are really nice. You might need (to do the work) building control checks anyway for which there are fees.
But an informal chat would probably be free.

Doozergirl

Cute house

Everything you want to do needs permission. Including chaging the window - even if it is like for like.

I'm a bit worried about what you plan to do. They will accept a certain amount but take it too far and watch the barriers come down.

I'm a bit concerned by your wanting to remove the chimney breasts inside - if I were a conservation officer I'd say no I think thry're important to the character of a building.

Likewise blocking up a window - I might say no to that but might still allow you to open up for patio doors. Just thinking back to the Grade II house that we had - we weren't allowed to block up any windows and in my dressing room there were windows on three of the four walls taking up the whole width of each! We ended up building a wardrobe with windows inside!!

It really depends on the conservation officer that you get - but I would have a very long chat with them first because if these measures affect whether you would want to buy the property, you really do need to have some idea of what they want.

I also suggest that you are as nice to them as possible because it really is one person that holds the fate of your plans in their hands! And be prepared to compromise - aim higher if it means the compromise is nearer to what you want now.

Incisor

Doozergirl wrote: »

... I'm a bit concerned by your wanting to remove the chimney breasts inside - if I were a conservation officer I'd say no I think thry're important to the character of a building. ...

I would be concerned too. This has the potential to seriously weaken the structure of the house and will put off any discerning buyer from the perspective of character and from the perspective of the integrity of the structure.

Seriously, it's listed, that tells you that it has a value due to its character. You are proposing to strip out the character - which reduces its value to its best potential market - and go for space to make it compete with a modern terrace. For sure, the market for who are looking at terraced houses due to finance but who otherwise aspire to the space in a semi or detached will not give this a second look even if you do strip the chimney breasts out.

So make to make the best of this house, you should be considering putting fireplaces back and creating a cosy cottage interior

planning_officer

Agree with the above two posts - this sounds like a complete gutting of the property you have in mind. Not very likely to be acceptable from a listed building point of view. Like Doozergirl says, everything you plan to do requires Listed Building Consent - and bear in mind if you do anything to a listed building without the necessary consent, it's a criminal offence!

I share the concern about the loss of the fireplaces and also the blocking up of windows and inserting French doors - although if they're in a more modern rear extension rather than the original listed cottage it may not be so much of an issue (although they'd still need consent!). I'm also concerned about removing a load bearing wall to 'open it up more' - wouldn't that just obliterate the original cottage character?

Regarding the fence question - that needs full planning permission, even if it's the same height as existing. That's because it surrounds the curtilage of a listed building, and the erection of any fence, wall or gate within the curtilage of a listed building (or surrounding it) do not benefit from permitted development rights.

poppysarah

I have to agree with planning officer.
Wanting to destroy the character of a cottage sort of indicates it isn't the sort of building you should be buying.