Help with Listed Building query

kintheuk_2

Hi All,

I am looking at buying a grade II listed building which appears to have an upstairs window which is rotten possibly (don't know for sure) beyond repair. Do I need LBC for repairs or just replacement of the window? I can see from the local council planning portal that the majority of properties with replacement windows have used a local architect and the local council have given me there details but they have not replied to my email. Here is the "piece of string" question I know, roughly how much would an architect quote for this type of work and what would they do for the money? Is there another way of doing this staying well within the law.

What might make the work more difficult (read costly) is that there is a conservatory beneath the window. Before I go making an offer on the property I am trying to find out if I could afford to get the work done or whether it is just too much.

Any help would be appreciated.

Thanks

Keith

iamcornholio

You wont need to apply for permission for repairs, and if you are replacing the window with an exact replacement - ie style, profile, material etc, then you should not require consent for that either as it will be a repair.

If you want to replace the window for anything slightly different, then you will need to apply for permission, and approval will depend on the proposal in context of the rest of the property

Depending on the listing and property, a repair may be more desiralbe to the planners, however much the frame is rotten

You wont need an architect or anyone , if you can just draw up a brief specification with some of the fancy words which conservation officers like. In short, you just need to describe the repair or window which will be being fitted

leveller2911

Hi OP,
I work on many listed properties and each Conservation officer has his/her own thoughs on whether a repair is more favourable or an exact replica of the existing .I know a current case in my area where the Joiner(not me) made some nice replacement Box frame bay windows for a Listed Building but the Conservation officer will not let them be fitted. She has said they must repair the existing ones, which to be honest is rediculous .He made exact copies in every detail.Would just add the owners of the property should have liased with the CO from the outset.

For the last 5 months they have been stored in a Barn.The main reason for the latest preference is down to English Heritiage views being taken on board by CO,s.

In somre areas The CO allows double glazing to Listed properties.

I have an ongoing issue regarding a single ligh window on a Listed property.So far the owners have jumped through lots of hoops to please them, Ive done scaled drawings of window sections and now they want drawings of how the new window will sit within the elevation..All this for a window 800mm high x 575mm wide..

If you do buy the house be prepared for decisions to take month s rather than weeks...It can be a long slog and very dis heartening, oh and also a money pit........... Good luck ..

leveller2911

leveller2911 wrote: »

Hi OP,
I work on many listed properties and each Conservation officer has his/her own thoughs on whether a repair is more favourable or an exact replica of the existing .I know a current case in my area where the Joiner(not me) made some nice replacement Box frame bay windows for a Listed Building but the Conservation officer will not let them be fitted. She has said they must repair the existing ones, which to be honest is rediculous .He made exact copies in every detail.Would just add the owners of the property should have liased with the CO from the outset.

For the last 5 months they have been stored in a Barn.The main reason for the latest preference is down to English Heritiage views being taken on board by CO,s.

In somre areas The CO allows double glazing to Listed properties.

I have an ongoing issue regarding a single ligh window on a Listed property.So far the owners have jumped through lots of hoops to please them, Ive done scaled drawings of window sections and now they want drawings of how the new window will sit within the elevation..All this for a window 800mm high x 575mm wide..

If you do buy the house be prepared for decisions to take month s rather than weeks...It can be a long slog and very dis heartening, oh and also a money pit........... Good luck ..

PS In many circumstances its possible to fit windows from the inside.I have done this in the past but they would need to protect the conservatory roof with ply/stirling board

Gloomendoom

leveller2911 wrote: »

PS In many circumstances its possible to fit windows from the inside.I have done this in the past but they would need to protect the conservatory roof with ply/stirling board

Huh????????

leveller2911

Gloomendoom wrote: »

Huh????????

Many,many Boxframe windows are fitted from the inside because they fit behind stonework or Rendered brickwork.

Ive fitted a fair few casement windows in the same way ,especially if its on the 2nd floor of a house as this can save hundreds of pounds on scaffolding.As long as the window appature is wide enough to work in its fairly easy.The only problem can be getting the windows up through the house...