Listed Buildings - repairs and alterations

The character of historic buildings can be badly affected by inappropriate alterations and repairs. Few people would attempt restoration of antique furniture, a vintage car or an 'Old Master' painting without specialist advice and skill. Ancient buildings require a similar approach. Advice from a building professional with conservation experience should be sought before work is begun.

Listed Buildings are often hundreds of years old, they are consequently very successful and durable structures, but do require regular repair and maintenance to keep them that way. Traditional construction is flexible and 'breathes', so the use of experimental materials, water-repellants or poisonous chemicals are likely to do more harm than good.

'Like for like' repairs, accurate reconstruction of irreparable parts, redecoration and the replacement of bathroom or kitchen fittings, can normally be carried out without Listed Building Consent. However, great care should be taken, so please do not hesitate to ask our advice on technical matters or the need for Listed Building Consent when considering making alterations to a Listed Building.

Unauthorised work

Unauthorised work to a Listed Building, inside or outside, is a criminal offence that may lead to prosecution. There is no time limit within which the Council can begin legal proceedings, and liability for unauthorised work may pass to new owners. If you suspect that unauthorised work is or has been carried out to a Listed Building, please contact our Planning Enforcement team.

Repair and maintenance

Historic buildings were generally constructed using tried and tested methods and local materials. The best option in most cases is to repair and maintain them using the same methods and materials. Small but inappropriate alterations can easily damage the appearance, weather resistance or structure.

Traditional window designs are part of the character of local buildings. Where replacement is required, this should accurately match the original design.

However, defective traditional windows and doors rarely require complete replacement. Repair is often a better and cheaper alternative. Decayed timber cills can be cut out and new elements pieced in. Draughty and ill-fitting windows and doors often only need stripping of old paint layers. Secondary glazing and draught proofing are very effective alternatives to sealed unit double glazing.

Modern substitute materials such as PVCu and aluminium should not be used for window repair or replacement. Top hung night vents, large sheets of fixed glazing and modern "Georgian" style doors have no historical basis and should be avoided.

Paint is the traditional finish to external joinery. European hardwoods such as oak and elm were often left unfinished to weather naturally to a harmonious silver grey. Timber stains and varnishes are a modern introduction, and need to be used with care to avoid inappropriate colours.

Repointing of stone walling and brickwork should be undertaken with great care. The appearance of a building can be destroyed by ill advised work and the weather resistance affected. Traditional mortars were made with lime putty and gritty sand. Hard cement mortars and raised ribbon pointing should be avoided. Bagged or slightly recessed mortar joints are traditional in the district and are appropriate in most cases.

Roughcast render on stone buildings is a traditional finish, and should be retained where existing. Removal of render can expose poor quality porous stone to unacceptable weathering. Stucco plaster finish to more formal buildings are part of the original architectural concept and should be retained.

Stone or brick walling should not be painted as this can lead to damage of the walling material, as well as resulting in dramatic visual alteration.

Boundary treatments, such as stone walls or native hedging, which are characteristic of the area, should be retained. Coniferous hedging, and timber panel fencing will appear out of place in traditional settings.

Officers of the District Council will be pleased to offer advice on historic buildings matters. They are not however able to offer valuation or survey services or make speculative visits with potential buyers.

Grant aid

Grant Aid may be available for applicants who have owned a Listed Building for more than five years. This can help with traditional repairs such as stone slating, long straw thatching, stonework etc. Grant aid is not available for new purchases or development activity. Please contact us for further information.

Other useful contacts and links

The Listings Branch
Department for Culture Media and Sport (DCMS)
2-4 Cockspur Street
London
SW1Y 5DH
Telephone 020 7211 6200
Email Listing@culture.gov.uk
Website http://www.culture.gov.uk/

The Department of Culture Media and Sport receives advice on historic building matters from English Heritage.

English Heritage
29 Queen Square
Bristol
BS1 4ND
Telephone 0117 975 0700
Website http://www.english-heritage.org.uk/