Working on Listed and Heritage Buildings

In the UK we are fortunate to be surrounded by beautiful architectural buildings across multiple generations, in many towns and villages you can find a rich tapestry of architectural gems showcasing our living history. If you are lucky enough to own a heritage property then you might need to think a little more carefully before you undertake any renovations, extensions or alterations as you will probably need to get these approved in advance.

At Studio BAD we have in-depth experience working on listed and historic buildings, we have been fortunate to work on several interesting project schemes such as adding a contemporary extension to Holly Cottage, reimagining a Georgian townhouse in Southampton and reinstating a historic dwelling in rural Hampshire.

Through the design process we get asked many questions about working with listed buildings, so we thought we should share some of these with you. Please note that no two projects are the same, what is acceptable to one listed building is not necessarily acceptable for another and these notes are only intended as a guide.

It’s my house, why can’t I do what I want to?

Buildings are listed as they hold special architectural or historic interest, if you are lucky enough to own one of these properties you have an additional level of responsibility to preserve the building. This does not mean you cannot alter the property; you just need to have some additional permissions in place before you do to ensure the historic integrity of the building is kept intact.

Concept design for a contemporary extension to a heritage property in Whitchurch.

How do I know if my property is listed?

If you are not sure about the official status of your home you can easily check using the Historic England database, which you can find here.

When was a building listed?

The full details of a property listing are available on the Historic England site, including the date it was first listed and other information including the grade of listing, reasons for designation and a short history of the entry.

What makes a listed building?

There are three main principles when it comes to getting a building Listed: The age and rarity of the structure, the architectural or historic interest and any historical associations.

There are three main grades of listing in England:

  • Grade I – buildings of exceptional interest (around 2% of listed buildings)
  • Grade II* – buildings of particular importance and of more than special interest (around 4% of listed buildings)
  • Grade II – buildings of special interest, which represent an important part or our built heritage (around 95% of listed buildings)

It is worth remembering that grading can be changed where reevaluation takes place after damage or alterations, as more evidence of a building’s history or architectural quality is uncovered. 

The reimagined interior of St Margaret’s Church

Can a building be delisted?

It is very rare to have the listing of a building removed, however it is occasionally possible. Historic England will consider a review of a property listing provided it is accompanied by new evidence relating to the architectural or historic interest of the building. Please note that evidence about the building’s condition, cost of maintaining it or redevelopment plans, cannot be taken into consideration for delisting.

Can I extend my listed building?

Yes of course, having a listed building does not mean that it has a preservation order on it preventing any change, it just means that any change has to be carefully considered so it does not affect the special interest of the property.

Can I have a contemporary extension on a listed building

Yes! Having a heritage building does not mean you have to be stuck in the past with the architecture of any additions to the scheme. Often conservation officers will be keen for any extension to have a different architectural language from the original, to allow the history of the building to be easily read.

See our Holly Cottage project, where we successfully added a contemporary ground floor extension to create a modern kitchen and separate family room onto the listed property.

Can I demolish a listed building?

Sometimes this is possible, but you would need to have Listed Building Consent and Planning Permission in place before you were to do this. The conservation office assigned to you would make a decision on a case by case basis, taking into account the condition of the building, its function and other issues.

Is Listed Building Consent the same as Planning Permission?

No, these are separate permissions. Depending on the work you are looking to undertake it will determine if you need one or both in place before you start any work. The best place to start is either by speaking with your local authority Conservation Officer, or if you are working with a professional Architectural practice, they should be able to help advise you about what is needed for your specific project.

Listed Building Consent is the legal permission you need to have in place to alter your listed building, it is worth remembering that it is a criminal offense to alter your building without this in place first. The case officer will help to oversee the project and ensure that any alterations are in keeping with the original character of the building.

Planning Permission is needed for the majority of work done to the exterior of any property (some alterations fall under Permitted Development, but it is best to check with your Local Authority before you start) so this might also need to be in place if, for example, you were looking build a kitchen extension onto your Listed home.

Concept idea for a contemporary extension to a New Forest cottage.

Do I need planning permission when working on a Listed Building

Not always, planning permission is only needed for making alterations to the exterior of your home. You will not need planning permission for regular maintenance, or to change items such as the internal staircase or the fireplace, but you might still need to get Listed Building Consent for both of these examples.

How do I get permission for altering a Listed Building

When working with a Listed Building it is always best to engage with an experienced architect who has previously worked on Listed Buildings, with a proven track record in securing planning for similar projects to your own.

Once you know what alterations you are looking to do it is best to apply for Planning Permission and Listed Building Consent at the same time. For both of these you will need to prepare detailing drawings and documents that show the current state and the proposed changes.

Are listed buildings exempt from Energy Performance Certification (EPC)

Most properties need an EPC when you build, sell or rent them, but there are a few exceptions when this certification is not needed including if the property is listed, you can find more information here.

What is the Local Heritage Asset Register? (The Local List)

The Local Heritage Asset Register is a register of local heritage assets that may not quite meet the strict requirements for national listing, but that still make a significant contribution to the historic environment of their specific locality or district. To make any alternations to a locally listed property you might find there are some restrictions in place that you need to adhere to, an experienced architect or your local planning department will be able to help you understand what these might be.

The contemporary extension on Holly Cottage.

Can listed building consent be granted retrospectively

In short, yes it can be but it is always strongly recommended to get your permissions in place before you start any work, as it is a criminal offence to undertake unauthorised work to a listed building.

What is listed building curtilage

Curtilage listed, or listed by association, is a term used to describe buildings with the grounds (or curtilage) of a listed property which is also subjected to the listed building itself and will need to apply for listed building consent before any work is undertaken. These structures can often include boundary walls, outbuildings, farm buildings, coach houses or workers cottages which are located in the grounds of the principal listed building or was ancillary to the principal listed building at the time of listing.

We hope those FAQ’s have helped you get a better understanding of how to work on a listed building, as restrictions and regulations are always changing, we would recommend you speak to an architect (especially us!) or your local planners before starting any work.  From our experience working on a listed property does not rule out interesting architecture, it just means you have to be more mindful in what you are trying to achieve, your material choices and materials used, often resulting in a more interesting design solution.

Get in touch with us to discuss your heritage project, or for more general information you can find out more at Historic England.

Achieving planning permission within a National Park

Last week we won unanimous approval at planning committee for a replacement dwelling in Burley, right at the heart of the New Forest National Park. This was a brilliant win for our client and for our design, it also got us thinking about the process of achieving permission when your property is located within a UK National Park.

If you are looking to build a new property, make a significant change to a building (like an extension) or make a change of use (for example from agricultural barn to residential house) you will probably need planning permission before you start any construction on site. If you are luck enough to live within a National Park this can sometimes add another layer of complexity to be taken into account.

How to get planning in a National Park

To account for the sensitively of each National Park, they all have their own planning policy document and rather than submitting planning to your local authority (as you would with a standard planning application) you have to submit the planning to the individual National Park Authority.

If your design proposal is relatively straightforward then planning might not be too difficult to achieve, however an experienced architect who understands the local planning policy document can really push your design and maximise the potential of the site.

Successful planning approval

In the instances where the project is slightly more daring, working with an experienced architect can really pay off to help you see your designs come to life. To have the knowledge of articulating design to third parties, can help to enable planners to fully understand the concept behind your project. Often it is a collaborative effort to get tricky planning approvals, a good architect should have a network of specialist and trusted collaborators such as Planning Consultants, Energy Consultants, Landscape Designers and Structural Engineers to name a few. By working together, the expert team can demonstrate how the design preserves the unique, natural beauty of the National Park.

New Forest and South Downs design

The team at Studio BAD have successfully achieved planning permission for schemes within the South Downs National Park and the New Forest National Park, including an extensive extension to a bungalow, a contemporary extension to a Listed building and a new build replacement home.

The concept of National Parks is relatively new, with the government only having established National Parks in 1949 with a purpose to conserve, enhance their natural beauty and provide recreation opportunities for the public. There are now ten National Parks across England, and we are fortunate to be located between the New Forest and the South Downs National Park, both situated on the south coast where our studio is located.

If you have a project you would like to discuss, get in touch with our team today.

 

 

 

 

 

RIBA publish ‘Inclusion Emergency’

Darren was invited to offer his insights on the Architectural profession for the new ‘Inclusion Emergency, Diversity in Architecture’ book by Hannah Durham & Grace Choi, published by RIBA Publishing.

The book aims to encourage understanding across the industry, asking professionals to reflect on the industry and addresses critical questions to provides steps towards meaningful change. It is widely acknowledged that architecture is at a tipping point and if there isn’t any change there is a risk of limiting our relevance in today’s society, this book looks to engage in meaningful debate to show a way forward.

Within the book are insights from many leading voices, including Amy Francis-Smith, Clare Nash, Mary Holmes, Nick Walker and Sumita Singha to name a few. Each individual highlights a different topic and expresses their experiences to provide a rich foundation for a future of architecture, representing the diverse population the RIBA serve.

The book aims to help those who are under-recognised to find the role models, community and tools to feel confident, supported and valued. It will also help those intimidated by change to understand why it is important and provoke constructive action.

The book is now available from RIBA Books online, and will be in all good retailers from 1 June 2024.

Brixham completes

We were down in Brixham last week for a site visit at our Harbour View project, which is now completed and is looking brilliant. Professional photos will be coming in the new year to show it properly, in the meantime please enjoy some quick snaps we took.

The house is in an amazing position, perched on a steep hill overlooking the harbour and offering spectacular views over the Breakwater and Torbay, but the original 1960’s bungalow did not take full advantage of the site.

Our design has extended and upgraded the property, transforming it into a contemporary family home. The design offers flexibility over how the house is lived in, prominently as a main residence but also with the ability to welcome three generations of the family to all be together over holidays.

Internally it was critical that our design did not just increase the space, but that it enhanced the quality of the internal space. We introduced large glazing which has increased the natural daylight deep within, whilst also improved the connectivity to the stunning coastal views on each level of the home.

We were thrilled with the results and can just imagine what a magical Christmas the whole family are going to have, gathered in their new home enjoying spectacular views from the warmth inside. We cannot wait to be back in early spring to take better photos, when everything has settled and the house looking like a home.

Cedar Wood near completed onsite

We are really proud to see our Cedar Wood project nearing completion, it is great to see our designs and ideas come into reality onsite and we cannot wait to see this home finish very soon.

The designs have retrofitted the existing home; extending and reconfiguring the space to transform the existing house and make it more suitable for the family life of the owners. As the home is set within a sensitive rural location the designs had to carefully alter the home without impacting the original mass or form, to reduce to impact on the surrounding area.

Once the work has been completed Cedar Wood will be a comfortable, low energy family home with flexibility built into the design so it can adapt to the many phases of their family life.

We look forward to sharing professional photos of the completed home very soon.

Planning successes

We are thrilled to have been awarded planning for three quite different projects over the last few weeks – a re-imagination of a community church, a low energy house renovation and a town house reconfiguration. To get planning is such a positive milestone in the design process, it definitely is something we like to celebrate.

At St Lukes Church in Portsmouth, Hampshire, our design will enhance the engagement of the church building with the local community, making the space more welcoming and restful for visitors. Our scheme has been specifically designed to embrace a phased build, so the work is achievable in stages as the church is able to raise funds.

In Brixham, Devon, we have been granted our second planning approval, this time for Courtyard House, a traditional townhouse that needed some work to rationalise the layout and maximise the coastal views. The design focuses on reworking the internal space, to draw in natural daylight and help make the tall, thin house feel more spacious, a key design feature is the introduction of an internal courtyard to bring landscaping into the home whilst making sense of the steep site.

Our final approval to celebrate is for Cedarwood, a low energy home in Twyford, Hampshire set within the South Downs National Park. The project will reconfigure the existing home, making the space more suitable for the needs of the growing family. The design also concentrates on upgrading the sustainability of the home, to create a low energy dwelling, work includes increased insulation throughout, replacement glazing and a new roof. An external colonnade is to be added to the south side, to help mitigate overheating during the warmer summer months, which also creates a covered outdoor space that extends the time the clients can use the garden.

We are looking forward to sharing further updates of these three projects as they progress onsite soon.