The Building Conservation Directory 2020

INTERIORS 5 165 C AT H E D R A L C O MM U N I C AT I O N S T H E B U I L D I N G C O N S E R VAT I O N D I R E C T O R Y 2 0 2 0 partitions must be cut around the existing fabric rather than cutting into the original components, and all interventions must always be kept to the minimum. WORKS NOT REQUIRING LISTED BUILDING CONSENT Like-for-like repairs do not require consent provided they do not involve any alteration or demolition. This means using materials to match the existing (even if the existing materials had been used inappropriately), and the repairs must be limited to the area that needs repairing. All works should be carefully documented with before and after photos and notes detailing what was done. However, most repairs will involve a degree of alteration, so to avoid any misunderstandings the local authority ought to be notified before the work commences. Likewise, works which would not affect the building’s ‘character as a building of special architectural or historic interest’ may also be carried out without listed building consent. For example, in an old house (say Edwardian or older) this might include replacing modern kitchen or bathroom fittings with more modern ones, on the grounds that the existing fittings are clearly modern interventions which do not contribute to the character or significance of the much earlier building. However, if the new kitchen tops were to rise above the sill of a window, this could affect the character of the building when seen from outside, and would affect the character of the room from the inside, so consent would be required. And there is also the potential for relatively less modern interventions to be considered part of the ‘history’ of the building or part of its significance – for example by association with a famous owner or event. Works in both the above categories can also inadvertently lead to incidental alterations, particularly where non-specialist craftspeople are unsupervised. For example, it is common to find that contractors have notched the joists to enable heating pipes to run just below the floorboards, weakening the floor structure where it is most vulnerable. Insulation is also often added to meet new EPC targets without realising that it also makes structures beyond the insulation even colder, in some cases causing excessive condensation, mould growth and decay. Furthermore, these problems are not exclusive to contractors alone: often professional consultants too are unfamiliar with traditional building materials and structures, and how incompatible many modern materials and techniques can be. For all works to historic buildings it is essential to engage the services of professional consultants who specialise in the conservation of historic buildings, both to specify the works and to liaise with the local authority. Where minor works are unlikely to need LBC, they can present a specification that gives the local authority and the owners the confidence they need to proceed without fear of sagging floors, mouldy roof spaces or criminal prosecution. JONATHAN TAYLOR MSc, IHBC is the editor of The Building Conservation Directory . PRIMARY LEGISLATION GOVERNMENT POLICY AND GUIDANCE ENGLAND Planning (Listed Buildings and Conservation Areas) Act 1990 The National Planning Policy Framework WALES Planning Policy Wales, Technical Advice Note 24: The Historic Environment and Managing Change to Listed Buildings in Wales SCOTLAND Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 Historic Environment Policy for Scotland and the guidance notes in the Managing Change in the Historic Environment: Use and Adaptation of Listed Buildings NORTHERN IRELAND The Planning Act (Northern Ireland) 2011 The Planning (General Development Procedure) Order (Northern Ireland) 2015 The Planning (Listed Buildings) Regulations (Northern Ireland) 2015 Planning Policy Statement 6 (PPS6): Planning, Archaeology and the Built Heritage Strategic Planning Policy Statement (SPPS) 2015 [PPS6 is being superseded by policies due to be produced by district councils as part of local development plans. These new policies must be in compliance with the SPPS.] LISTED BUILDING GRADES / CATEGORIES (and proportions in each) ENGLAND Grade I (2.5%) Grade II* (5.5%) Grade II (92%) WALES Grade I (2%) Grade II* (6%) Grade II (92%) SCOTLAND Category A (8%) Category B (50%) Category C (42%) NORTHERN IRELAND Grade A (2.5%) Grade B+ (6.5%) Grade B1/B2 (91%) Often it is the simple details and the patina of age which give interiors their character and interest, yet these are also the most vulnerable to replacement or over-restoration.