Have you had historic buildings survey

[JuleD]

Hi everyone we are about to convert and restore a dilapidated early Victorian building back to residential. The planning dept has been advised that we need to have a historic buildings survey report done by a suitably qualified archaeologist. This is not an excavation but a report along with drawings that traces the history and different phases of the building. Has anyone had to have this done and if so is it possible to let me see a copy of the report so I know what we need to ask for.Also what sort of price is it. Forewarned is forearmed I think this might hold everything up.Our property is in North Wales thank you

I've no idea but you must have a very interesting building, how exciting. Have you tried contacting SPAB?

Joining this Facebook Group might be useful.

Thanks.its a Victorian vicarage in the middle of a town.Lovely but of no particular architectural merit.Thanks for the reference to the SPaB I wasn't aware of them. Im just hoping to find someone who can share such a report so we know what is required.

It sounds like the recommendation has come from either the conservation officer or the archaeological advisor- you should be able to see this on the planning portal. So I would contact direct whichever officer has made the recommendation and enquire what is the standard they require etc; they are pretty good at advising and also giving tips to help you get it done in the most cost-effective way possible

Its what i do for a living! I would speak to the planning dept, they usually have a list of companies or individuals that do this and when you need to get quotes. If you are looking for examples pm me and ill send you a link to some online.

Most people find that these are useful when doing refurb/construction works as we can clearly identify areas of interest or not.

Good luck with your new venture.

Thank you.

Yes we've only seen the portal so far the decision will be next week. It came from the Campaign for Rural Wales (Though the property is in a bustling town) I'm assuming Planning will just follow that advice and impose that condition. We had asked the architect to make contact with the conservation officer beforehand but it didn't happen. I think we do need to make an appointment hopefully it will be a helpful officer. We also have a conflict of interest between the CO wanting to keep the original sah windows or replacing like for like and building regs wanting the place insulated to modern standards with double glazing. Such fun.

Is the building listed or in a conservation area? If it's protected by any legislation then the building control regs can be relaxed. Also if you're not planning on changing the windows then you don't have to upgrade to meet building regs.

I'd wait and see what the council ask for, just because a consultee has suggested something doesn't mean the planners will ask for it. Such a survey seems a bit OTT if the building isn't listed or in a conservation area.

You don't have to accept this! Historic England got involved with our grade 2star listed townhouse and requested this via the portal but I replied that this is all of proportion to the works we applied for and would only take away resources that we then no longer could use for actually saving and repairing the building. The council luckily agreed with me😀There is a lot you can try and find out yourself. You want the 'story' of the house - who built it, for what purpose, what was the original layout, when and why got it changed. You have to play detective, ask neighbours for their memories, go to the local museum/history society/Facebook page and ask for old photographs. Look at the registry office to trace previous owners. Read up on the difference of architectural style between Victorian, Edward Ian, inter War etc so that you can judge whether there are bits that have changed over the years. As your house is 'only' victorian, that's not very complicated, so you can easily argue that it doesn't need a highly trained architect to advise. It's usually bits like: 'Ih wow, here someone put up a second plasterboard ceiling underneath the victorian cornice. If we take the plasterboard of, we have the original ceiling back', or 'at the back the original sashes have been replaced with upvc windows'. It's unlikely you need an architect for that. It's just that these pressure groups exist nowadays mainly to look after the income needs of all the people working in the 'heritage and bats industry'.

Unfortunately it is a conservation area I forgot to say that.but there's been a small out of keeping housing estate built in what was the vicarage orchard without any special conditions. Guess they've tightened up because of that type of thing.

Unfortunately we are having to have change of use from offices back to residential so the insulation regs kick in.

Thank you. Ha ha 😂 yes we have already had a bat survey.

Thanks Mog I have pm you.

Try the Listed Buildings Owners Club (even if it’s not listed), your local conservation officer, the Victorian Society or the IHBC. You need someone who is a member of the IHBC (Institute of Historic Building Conservation) rather than an archaeologist- although a historic buildings archaeologist is fine also. Lots of archaeology practices and planning consultants have heritage professionals under their wings. Try looking for planning consultants in your area or RIBA architects with accredited conservation architects also.

The IHBC has a member register you can consult also - if your conservation officer doesn’t come up with anyone (they are not allowed to “recommend” anyone but might point you in the right direction.)

Well that’s perfect then, as you won’t end up living in an icebox like so many old buildings are.
What heating system are you going for?

I have had a couple of Heritage Reports produced for me in the past by historic buildings consultants, in relation to two different old buildings. If you would like to see them feel free to PM me your email address and I can send it (I don't want to post them as doing so would essentially be posting my name and address on the forum!).

Hi thank you so much I have pmd you.

I've just emailed you the reports.

Are you proposing significant external alteration to the vicarage? If not, it is odd that a heritage report is being requested when it isn't a listed building. As others have said, it isn't necessarily "compulsory" as such, but it would nonetheless be advisable to comply with the council's request in order to ensure that they do actually grant the permission!