listed consent or not?

oneborneveryminute

I live in a grade II listed building. I believe the previous freeholders carried out poor work in the common areas sometime in the 70's or early 80's. I would like to undo the work which includes stud walls and faux ceilings which conceal the original features.

Do I need listed building consent?

When did listed consent come into existence?

phill99

Listed Buildingsa and hence Listred Building Consent came into effect by way of the Town and Country Planning Act 1947 Sections 51 - 54.

In terms of whether you need LBC or not, I would suggest that you err on the side of caution. Speak to your local planning authority. If you do something without LBC and the LPA find out you could land your self in trouble, even if you are trying to return it to its original condition.

leveller2911

If when the former owners carried out their "poor work" also fitted any upvc windows as its listed if you replace them with purpose made windows that are in keeping all the work will be VAT free.This is also the case if you replace any windows that are constructed from timber but modern "Stormproof",however if the existing windows are in keeping but rotten then i'm afraid vat is payable.

With listed properties there are different rules with any building work compared to un listed properties...... I know its a bit off topic but it could save you a fair few quid in VAT in the future.........PS Phill99 is spot on .....PPS Listed planning officers are a law unto themselves,some are great but many are a real pain in the @ss

Good luck

oneborneveryminute

The VAT exemption might be useful because there is a lot of 'putting right' in this building. Does the exemption apply to damaged brickwork and plaster as a result of water ingress? There is also the continuity element because the decorators have to strip paper and repaint virtually half the building.

dander

The weird thing about listed buildings is that they are listed in th exact state they are when the listing commences. This means that even if you live in a 16th century cottage, if it had stone cladding and upvc windows on the day it was listed then the stone cladding and upvc form part of that listing and you would need to seek permission if you wanted to remove them.

I would say you will almost certainly need to get consent to do the alterations you want to do - but of course you'll almost certainly get it.

iamcornholio

If the property has had this work done without authorisation, then that in itself would be unlawful and you are responsible for returning the property to its previous state. You would not need consent for this, but the planners may want to be involved, and may want to serve a formal notice on you requiring reversion.

Your surveyor or legal rep should have picked this up

If you want to alter a listed building, then you generally need consent from the local planners

leveller2911

oneborneveryminute wrote: »

The VAT exemption might be useful because there is a lot of 'putting right' in this building. Does the exemption apply to damaged brickwork and plaster as a result of water ingress? There is also the continuity element because the decorators have to strip paper and repaint virtually half the building.

Sadly not, for example If you were to replace an existing staircase(classed as maintenance) then VAT is payable at the standard rate,however if you got permission to open up a ceiling and fit a new staircase into a newly formed opening then this is VAT exempt(classed as renovation) its the wrong way round really as it doesn't encourage howeowners to repair their listed properties.......Recently I had to make some oak entrance gates to a listed house ,because it was a new access it was VAT payable, there are slightly different rules for works to curtliage......