Listed building / criminal liability

Mayflower10cat

Friends discovered the house they were buying (grade 2 listed) had been 'improved' by the owners with no permisison at all. (They'd 'assumed' that internal work didn't need consent, only external.) An internal, original partition wall had been removed and the staircase moved to the back wall, rather than dividing the living space into two small areas. They met with the Listed Building Officer (who was surprisingly sympathetic) and after much consultation, they 'passed' the work. So, it can be resolved but all concerned must keep their planning contact fully informed.

tiernsee

Thanks for all the comments. The estate agent has confirmed that the work was done without listed building consent and describes it as "not a perfect situation". Treading very carefully at the moment so I can really understand the risks and potential costs involved. I also think I'd be unlikely to be criminally liable for the work that has been done to date but that won't stop me potentially having to pay to have it all undone!
Useful comments and thoughts - thanks

SG27

tiernsee wrote: »

Thanks for all the comments. The estate agent has confirmed that the work was done without listed building consent and describes it as "not a perfect situation". Treading very carefully at the moment so I can really understand the risks and potential costs involved. I also think I'd be unlikely to be criminally liable for the work that has been done to date but that won't stop me potentially having to pay to have it all undone!
Useful comments and thoughts - thanks

I'd request that the vendor gets retrospective LBC if possible.

SG27

FireWyrm wrote: »

the OP had better be damned sure of their facts first. Perhaps a quiet word with the vendor first might be more productive. Perhaps they can produce the necessary documentation showing that the work was/is allowed and approved.

I would most definitely get in touch with the conservation office. I have done so twice with concerns about properties I was offering on. The vendor will only get annoyed if they are in the wrong! I wouldn't recommend emailing though mine took ages to reply!

SG27

phill99 wrote: »

You need to confirm the extent of the listing. For some listed buildings, it isn't the whole building that's listed. Sometimes it's just a facade that's listed. I worked in a building a few years ago where just some internal panelling in a meeting room was listed. The rest of the building want.

So it maybe that only the facadeof the building is listed.

We were told that we would need consent to change rear doors on a 1960s extension to a grade II listed building.

Eellogofusciouhipoppokunu

We have a good relationship with the listed building officer. He has made a couple of suggested changes to our plans and the house looks much better for it. Unlike planning permission, listed building consent is free and you also get free consulations from someone who knows more than you do about older buildings. Not a bad deal.

A lot of people buy character buildings but then seem to want to destroy that character with inappropriate additions and by putting in inappropriate materials, which can actually help to damage the building. A lot of people have used cement instead of lime (perhaps because they didn't know any better) to point the walls - this wouldn't be allowed on a listed building for the simple reason that it locks damp into the walls and causes the front face of the stone/brick to crumble off.

If you want to buy a character building, use the correct materials and do your best to maintain the character of the building, then you will have absolutely no issues with the listed building officer.

leveller2911

Eellogofusciouhipoppokunu wrote: »

We have a good relationship with the listed building officer.

If you want to buy a character building, use the correct materials and do your best to maintain the character of the building, then you will have absolutely no issues with the listed building officer.

The problem I have with LBO's is that they all have their own opinion/agenda as to what is acceptable.For instance some will allow double glazing as long as it is aesthetically pleasing and correct.Others will only allow single glazing and some will only allow repairs to be carried out.Now I can unerstand repairing Grade I Listed properties rather than replacing windows but they can't justify this many Grade II properties.

In the past I have had to repair windows which is not a long term solution but is however expensive.Wherever you splice repair (cut in new sections of timber) a window this introduces another joint and this will show signs of rot within 3-5 years.For a few more pounds you can have a new window made with exact detailing to match the existing one.

I've even had to make windows for a property where the windows they wanted were late Victorian style but the house was early Georgian so there is no consistancy, which there should be.

So I don't agree with you, glad you seem to have a good one but they are in short supply IMO.Our Local one won't even come out and do site visits so how she is suppose to see a house in context to its surroundings is beyond me.Stays nice and warm in her office.