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LISTED BUILDING AND CONSERVATION...
LISTED BUILDING ALTERATIONS AND REPAIRS.

A listed building may not be demolished, extended, or altered without Listed Building Consent (LBC) from the local planning authority (LPA), which consults with CADW. Owners of listed buildings are, in some circumstances, compelled to repair and maintain them and can face criminal prosecution if they fail to do so or if they perform unauthorised alterations.

Generally, like for like repairs do not require LBC, however, we consider it prudent to discuss proposed repairs with the conservation officer prior to commencing the works. (This demonstrate responsible custodianship).

If making alterations, it is vital that an LBC has been granted for the works and that the correct materials and are used. Unapproved works could make resale difficult in the future and the wrong use of materials can be detrimental to the building and may contravene the LBC.

If you are considering altering or extending a Listed Building, then you will need to submit a planning application and Listed Building Consent application to the local planning authority (LPA).

A LBC application will need to detail the proposed alterations and explain why it is required. This will be assessed by the local authority with the purpose of ensuring that historic and important buildings are not damaged. Generally, only sympathetic alterations will be considered for approval. This is supported by scale details drawings, photographs and a Conservation Design Method Statement which describes the need for the works and clarifies the materials and most appropriate method of construction.

It is often a requirement of a planning and the LBC application that a Bat Survey is carried out before and submitted at the same time as the planning and LBC application. (In most cases LPA’s do not accept a retrospective a bat survey). Depending on the type of survey required, some Bat surveys can only be carried out between April and September. This should be planned by clients when considering making an application. (Natural Resources Wales)


Lapider support through the process

Lapider would support your application by the following stages:

Initial Survey. Lapider would measure and survey the property, produce scale floor plans and elevations, record special features and identify defects and take a photographic record. These can be used to make a detailed record of the building and identify works and repairs required as well as recording details and can be used in the design stage.

Design. Lapider will work with clients to confirm the project brief and produce designs for alterations, repairs and refurbishment to the property. Designs will need to balance between client requirements and those which we consider will be acceptable for the building and with the LPA. Please note that whilst every effort is made to ensure that the planning application and the LBC application is acceptable, the final decision rests with the LPA and CADW.

Working drawings. Once the planning consent and LBC has been received Lapider will start to produce the technical working drawings that can be used by the builder on site. The LBC may come with strict conditions that need to be adhered to. Lapider will produce detail drawings to scale confirming the construction requirements to comply with the LBC. And where necessary obtain samples of materials for approval prior to use on site.

Tender. Once the working drawings have been produced Lapider will work with clients to seek and appoint a suitably qualified and experience conservation builder. Once the tenders are received, these will be analysed and if required the contractor interviewed to ensure that they are capable and competent to undertake the works.

On site project management. Lapider will act as project managers to manage and inspect the works on site. We will work with the contactor and the client to ensure that works progress as design and that issues that occur on site are resolved. It is possible, that during the works, further defects are uncovered which may require consultation with the conservation officer. Lapider will liaise between the conservation officer and contractor to determine the scope of any changes or additional works. (If the extent of the significant changes the LPA may require a further LBC application).

Working with listed buildings can be a long and drawn out process that appears to be frustrated by red tape and delays and is not for the faint hearted. The procedures that are in place are to prevent authorised damaged to listed buildings but the end result is worth the long haul.

If you are considering altering or refurbishing a listed building or would like advice on your listed building, please contact Lapider and we will discuss your requirements and show you examples or works we have carried out.



PROJECTS.

 

Building Survey

UPPER HOUSE, CRICKHOWELL

Building Surveys Cardiff
Building Survey

THE WARRAGE, RAGLAN

Building Surveys Cardiff

 

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