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Approach to Listed Building 'Works' Owners are advised to give careful consideration to any maintenance or works they wish to undertake on a listed building. Specialist skills are often required, therefore it is very important to obtain at an early stage, the services of a reputable surveyor, architect or builder, experienced in working with historic buildings. The character of a listed building can easily be damaged or altered, therefore it is always preferable to make repairs and thus retain the historic fabric of the building as much as possible, rather than replace any features or detailing. The following points summarise some of the aspects to be considered when undertaking works to listed buildings and whether Listed Building Consent is required.
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Windows - are a vital component of an historic building and any alterations can drastically change the character and appearance. The alteration or replacement of a window generally requires consent. - Matching materials should always be used in repairs or necessary replacement.
- The use of UPVC or other modern materials is unacceptable.
- Double glazing or factory made standard windows are rarely acceptable; draught proofing or secondary glazing may be better options.
Existing profiles and architectural detailing should be followed when repairing or replacing, including window bars, openings and proportions.
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Doors and Porches - Consent will always be required for a new porch and usually for a replacement door. - Repairs should be made in matching materials. Modern substitutes are inappropriate. Always use traditional paint finishes - varnished hardwood is unacceptable.
- Any architectural detailing and historic features should be retained.
- Changes to door glazing will require consent. New glazing is generally inappropriate except on later properties.
- Replacement doors, if necessary, should always reflect the age and character of the property in design and materials.
- Avoid using inappropriate 'period' door furniture or decoration.
Porches will only be allowed on a listed building if appropriate to its period and acceptable in design and scale.
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Roofs - as the first line of defence against the elements, should be kept in a good state of repair. Roof replacement and significant repairs will require consent. - Repairs or replacement should match the original materials, with existing materials reused as much as possible. The use of artificial slates or tiles will generally be unacceptable. Second hand materials will blend in much better than new.
- Repairs should replicate traditional construction and retain ventilation of roof spaces.
- Modern treatments that act as bonding agents to roof coverings should not be used.
- Do not neglect chimney stacks and pots which may need repointing. They should not be reduced in height nor ornamentation removed.
Always retain decorative features such as ridge crests, and gutter supports. Original drainpipes and gutters should be repaired or replaced with the same materials as the original. Plastic is generally unacceptable.
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Other Exterior Works - will require consent if they affect the character of the building as one of special architectural or historic interest - this could include painting. It is always advisable to check first. Cleaning of stone or brick - take expert advice on the need for and method of cleaning, as different methods are used for different materials. Areas not to be cleaned such as decorative features, doors and windows should always be protected. Rendering - will not be acceptable on previously unrendered walls. Original render should be retained or replicated. Avoid waterproof or cement based renders and ensure any paint finishes are porous. Repointing - should be confirmed to the minimum area necessary and carried out in a matching lime based mortar type and colour to the original, with the same style of pointing used. A good mortar will always be weaker than the fabric of the wall and at least as porous, in order to protect the brick or stone itself from cracking.
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Interior Works - The internal features of a listed building are just as important as the external and must be preserved and protected in the same way. Redecoration of a listed property will not normally require consent. Architectural features must not be obscured or removed or altered without consent, including walls, panelling, plasterwork, fireplaces, chimneys, staircases, doors, mouldings, original decoration and flooring. Repairs must be carried out in traditional materials to match existing. Internal alterations will generally require consent and must respect the original layout and minimise new partitions and openings.
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