Listed building grade II

[Nelly280381]

Hi, I'm new on here and wondered if someone could help! I'm in the process of purchasing a listed building. I know that you have to get LBC for alterations. Am I right in thinking if building regulations are required then listed building consent is automatically needed? I want to replace an old multi fuel stove with a new one, would this need LBC? Also front door needs replacing, building regulations wouldn't normally be required (No glass in door) so would this need LBC?

I'm confused...

Just to add the listing for the property only mentions the windows...

We've never got consent for straight like-for-like replacements. Our house is 2* - but obviously if you were trying to replace a fireplace for eg you would need consent. Our local officer is quite helpful though so we just phone up and ask - is yours approachable ?

check what is actually listed, if the fire is mentioned then you will have a tough time getting it changed. As the previous poster said, like for like will go through, changing the front door, you will need to make sure its the same door, they wont allow a PVC one.

Make friends with your conservation officer.

Legally, everything is listed - the description is just for identification purposes.

There is a general emphasis of repairs to historic fabric rather than replacements- what's wrong with the door?

Fire might not need consent- it depends on how strict the conservation officer is. Other things- ie if you need works to the chimney, changes to the fireplace or lining it might need consent depending on what is needed.

Try the listed building property owners club for info and resources!

I am a Planner and can confirm that you need Listed Building Consent for any alterations to a Listed property that are not like for like. Just because the listing does not mention part of the building does not mean it isn't Listed. If you need to know anything else let me know and I will try to help.

Building Regs are completely separate. Always check with the Conservation officer before doing anything. Some are more lenient than others. Don't forget that unlike carrying out works without planning permission, carrying out work without LBC is a criminal offence. Hefty fines and potential prison sentences.

I would agree with the advice given in the last three posts..I would also direct you to talk to/email and follow up with the conservation team at your Local Planning Authority who will let you know what info they require to give you an opinion on whether consent will be required, or not in your particular context.

Whilst other professionals eg The Listed Property Owners Club can give you advice as to what they believe will or won t require consent only the officers at the LPA can give you the comfort you require of knowing whether listed building consent will be required. Sometimes there will be a difference of professional opinion between outside advisors and the LPA conservation officers. But as the decision as to whether LBC is required or not rests soley with the LPA they should be your point of initial contact.

If I had a £1 for everytime an owner told me that an estate agent, builder, plumber, plasterer told them only the outside or front of the building was protected or the listing only covered windows and doors I would not need to win the lottery. If you carry out works which required listed building consent to be in place at the time of doing the works but didn't have it you have commited a criminal offence carrying strict liability ( ignorance is not a defence) even though had you applied for it consent might have been granted..Read Sections 7 & 9 of The Planning (Listed Buildings and Conservation Areas) Act 1990. Read the whole thing if inclined to do so.. plus Historic England do lots of good online and free guides for owners and agents dealing with listed buildings.

PS even 'like for like' exact fascimile replacements will often require listed building consent. Never assume replacing an C18th or even a C20th window or door with an exact replica will not require consent..Age and historic fabric/elements adds value to a listed building gives it authenticity. Clues in the title a historic building.
A buildings value is the sum of all parts that add up to its heritage value or its 'significance' (defined special interest) as a heritage asset..There are general principles to abide by, but what is important can vary from building to building. So replacing C19th sash windows or doors or in some cases even later ones with C21st replicas with affect the authenticity of the building and can devalue its special interest. So get that specialist advice, would be my advice.