Retrospective planning permission grade C listed building

laur30

Hi

We purchased our Grade C listed building in Scotland 6 years ago not truly understanding what listed meant, and when we purchased it, it needed some general tlc.
Going up the stair case there is a window, but at the time we purchased the opening for the window was covered by a piece of corrugated plastic so not glass. We decided to put a velux window in here to stop any damp coming in.
We have only just realised that we perhaps should have sought out permission for doing this. We did the work assuming it would be ok, there is also a velux window in the bathroom upstairs which is why we put the same in. Now we aren't sure what to do?
Can anyone help? all advice appreciated
Thank you
lauren

AnotherJoe

I think you'll find a vellum window will let any rain in sharpish

davidmcn

If worrying about it you can apply for retrospective consent and see what happens - then at least you'll know! The risk is that you'll get told to undo what you've already done (though presumably to put in place something more in keeping with the property than corrugated plastic). And that might flag up the other window, even if you didn't do that (was it probably done after the property was listed?).

Do nothing and the chances are nobody will catch up with you, but when you sell (or perhaps remortgage) there might be questions asked by awkward solicitors.

EachPenny

davidmcn wrote: »

If worrying about it you can apply for retrospective consent and see what happens - then at least you'll know! The risk is that you'll get told to undo what you've already done (though presumably to put in place something more in keeping with the property than corrugated plastic). And that might flag up the other window, even if you didn't do that (was it probably done after the property was listed?).

It is possible the corrugated plastic was a listed feature.... stranger things have been

OP, one of the things which might affect the acceptability of a Velux window is the impact it has on the lines of the building - typically Velux windows stick out more than traditional styles which tend to be less proud. Do you have any pictures of the old window before it was removed so you could show the condition it was in and how the alteration has affected the look of the building?

The most important thing about listed buildings is to remember the purpose of the listing is to capture the history (sometimes called the narrative) of the building through the ages. This means even alterations that look modern and ugly may be regarded as important aspects of the listing. Listing is not about restoring the building to how it might have looked at some point in the past. Usually planning officers are realistic about changes which are essential to make the building more practical to live in.

elonii

Look at the actual listing for your building and investigate what is mentioned there. Sometimes buildings were listed after modern double glazing had been added and that is what is mentioned in the listing.

Whatever is mentioned in the listing is generally what the conservation / planning officer will expect to see. So if it simply says "modern double glazing" then you're a lot less likely to have issues. If you see something you don't like, it might pay you to call up and have a "theoretical" conversation with the officer, and buy yourself some time.

laur30

Thank you for your reply. I have had a look at what is listed online and this is the description, "Circa 1850. Single-storey and attic 2-window and centre door,
snecked rubble, slated roof with 2 splayed dormers". We have not changed any of these listings, the velux window was put into the same opening as the plastic, although i understand what your saying about the lines of the building. I have one picture of before the velux window was in place.
There is a velux already in the upstairs bathroom which planning permission was sought, we only discovered this recently while searching online and came across the request which was back in 2005.
We aren't really sure what we should do, we have considered moving, so not sure what kind of position we would be in with the window? how likely would they be to accept retrospective permission?
thank you lauren

EachPenny

laur30 wrote: »

There is a velux already in the upstairs bathroom which planning permission was sought, we only discovered this recently while searching online and came across the request which was back in 2005.
We aren't really sure what we should do, we have considered moving, so not sure what kind of position we would be in with the window? how likely would they be to accept retrospective permission?
thank you lauren

It's difficult to say, each officer will have their own opinion and approach to requests like this.

On the one hand, given a previous application was approved it suggests a Velux window was not considered to have an unacceptable impact. But on the other hand, if I was applying for permission to put one in, I would apply at the same time to do the other rather than have a piece of corrugated plastic.

Without knowing whether the reason the corrugated plastic was retained was because of the cost of doing the work, or because the planning officer said it had to be retained, it is impossible to draw much of a conclusion.

But if you are thinking of selling then you need to decide whether you are willing to have this come up as an issue mid-sale with all the implications that might have. I don't know much about the system in Scotland, but would guess a buyer in Scotland could get as spooked as an English or Welsh one if unconsented work was mentioned.

If retrospective permission is not given then the most likely outcome would be a requirement to replace the Velux with something considered more appropriate. I think the most appropriate thing is probably to make contact with the council and admit to an honest mistake and ask for help to rectify it.

It is a long shot, but if the 2005 consent has the name or extension number of the officer who dealt with that application then it might be worth starting by attempting to contact them. They may still be in the same job and if so might be familiar with the house. It would be better to start with them than a random planning officer who happens to be the first one to pick the phone up.

Hope you get a positive response.

davidmcn

You can expect buyers' surveyors/solicitors to be a bit more cautious about listed building consent than they might be for ordinary planning permission or building warrants. There's a question on the home report questionnaire about replacement windows, so unless you fib, you'll need to mention the works. Probably better to sort it out now rather than when you're panicking about everything else involved in a sale.

laur30

Thanks again for your insight. The other velux window in the upstairs was put in when the previous owners made a bathroom in the upstairs, and the house was actually owned by people in London and they rented the property out during the summer and golf season, so my hope would be that the did not do anything with the corrugated window due keeping price down, and it only being a rental property for them.

I am scared about what we should do just now, and the position we are in. Do you no what the costs are involved in obtaining retrospective planning permission?

thanks again

EachPenny

laur30 wrote: »

I am scared about what we should do just now, and the position we are in. Do you no what the costs are involved in obtaining retrospective planning permission?

It wouldn't be retrospective planning permission, it would be Listed Building Consent. If I remember correctly the 'retrospective' is never used with LBC. Some people refer to it as 'Regularisation'.

I'm not sure exactly how the system works in Scotland, it would be best to look on your local council's website to see what advice they give. The kind of thing to look out for is like this one from Edinburgh:-
http://www.edinburgh.gov.uk/downloads/file/7200/guide_to_selling_your_home

Don't get too alarmed by references to prosecution - this would typically apply in cases where blatant or irreparable damage has been caused and/or the householder refuses to cooperate with the planning authority to rectify the situation.

davidmcn

laur30 wrote: »

I am scared about what we should do just now, and the position we are in. Do you no what the costs are involved in obtaining retrospective planning permission?

Why scared? The worst that can happen is that the council will tell you they'll only give consent for a skylight in a different style.

The fees should be on your council's website.

It being "retrospective" doesn't make much of a difference to the process.