Buying a Grade 2 listed house

TF03

Hi all,

After some thoughts. My partner and I have found a lovely cottage that we wish to purchase.

It's in a area we love, the right size and the right price. It's grade II listed. The description from the Historic England site is: One building. Early C19. Two storeys. Two windows. Ground floor painted brick, above weather-boarding. Half-hipped tiled roof. Glazing bars intact.
It was listed in 1987.

It's been owned for the last few decades by the same vendors. It's in reasonable condition with no glaring causes for concern with any changes so far been done properly.

If we were to purchase it, we'd want to do the following and wondering what, if any permissions we'd need. Also, am I right in saying that if neighbouring similar properties have had the same things done that in general makes it more likely for permission to be granted.

1, convert half of the large front garden to a driveway. This has been done by every other cottage (including the other cottage attached to this one next door) along the road. So if we did need permission I can't see it not being granted?

2, a second storey extension. The ground floor has already been extended. We'd want to match what next door have done and build on top of the ground floor extension to create another bedroom upstairs.

3, general decoration internally. Everything needs a touch up. We'd decorate tastefully and in keeping with the style of these type of properties. We wouldn't be doing any modifications like knocking walls through etc. Just paint, wallpaper etc.

4, fitting of new bathroom and kitchen. The current units and fixtures are dated. We'd like to replace them.

How are listings done? I've read that it covers everything I believe within the boundary? Our EA mentioned that a lot of houses were listed "almost on a drive by". Are they talking nonsense? If the original layout etc wasn't known or has been lost, then how does that affect what alternations you can make? Does that make any sense?

Thanks in advance

FreeBear

Pop over to the Period Property forum - http://www.periodproperty.co.uk/forum/viewforum.php?f=1 - One of the regulars over there is a Conservation Officer, and if he can't give you an answer, many of the other guys will.

Before you buy, it would be well worth your while having a chat with the CO that is responsible for the area you are looking at. The local council will be able to put you in touch.

Doozergirl

1 & 2 would need Listed Building Consent.

3 & 4, you can do as you see fit.

If the things you want to do are a Need, then you need to get an appointment with the Conservation Officer and get their take on it before buying. Pre-application advice isn't a guarantee, but a guide only.

You are at their whim, so you need to discuss, co-operate and compromise with them. Don't even think about taking them on head to head

davidmcn

TF03 wrote: »

How are listings done? I've read that it covers everything I believe within the boundary?

Look it up and find out (assuming you're talking about something in England).

If the original layout etc wasn't known or has been lost, then how does that affect what alterations you can make?

They'll still expect you to show them as part of your application, and they'll assess whether you're affecting something which ought to be conserved or e.g. a more modern or less notable fixture which can be safely removed.

If you want a better idea of what's likely to be allowed and how they're assessed, go have a look at your council's planning website and see how previous listed building applications have been dealt with.

Doozergirl

The original layout isn't necessarily considered important. The the thing with a grade II listing is that it shows the evolution of a house, it isn't an attempt to pickle it in original condition.

That doesn't mean that you can do what you like, obviously. You should be able to peel a listed house back a bit like an onion. Adding to it is easier to get permission for than taking away.