Listed building help please

[Gilesmummy]

We are buying a listed building which needs substantial work.
We will need new windows,the roof taking off and joist replacing ,repointing in lots of area..
I’m a little confused after speaking to a listed building person at the council as to what we have to get permissions for and what we can just get on with ..

As I understand it if it’s not changing things ie repointing like for like. Roof using same or similar tiles but new trusses is ok to do without consents
But putting in new windows especially if double glazed in wood (same style as currently but double glazed)needs permission.

Anyone had any experiences that can sort my mind out?
Also if anyone can recommend a builder in the Norfolk area that’d be fab..

You need to ask the council, seems depends on the individual inspectors at the council in many cases. If you haven’t bought yet, get it in writing from the inspector what they will accept, particularly with anything externally visible.

I hope you are getting a real bargain (like 40% of the Full Monty price) because both financially and mentally, this is going to test you.

Do you have any contacts in the area? It might be worth asking around about your local listed buildings officer. Having been through a renovation on a Grade 2 shop I can tell you it is very important to know how reasonable the officer is.

We managed to achieve a good relationship with ours, but it was fraught at times. She has now left and her replacement is a real dragon. I hear from local developers that the new person is so feared that people have walked away from projects rather than have to deal with her. The trouble is if the listed building people aren't helpful you are stuffed. And it won't be because you are trying to do anything outrageous, just that the listed building officer has the final say.

Sorry to sound negative, just warning you to do your research.

I would go and check out the period property forum..it is full of people with lots of experience in listed buildings renovation and repair. https://www.periodproperty.co.uk/forum/

The basics rule is that if you are doing a like for like repair, i.e. using identical materials to replace something which is damaged then you are fine to do it without permission. Anything else, you need to ask permission for, that includes any garden walls or put buildings.

So we have asked for permission to put double glazing in, realising the original wooden sashes, which was granted and we have just asked permission to add some velux windows to our coach house roof.

If you are putting different tiles on the roof when you redo it, you should really ask permission.

We have paid for preplanning advice a couple of times and sometimes they have said that we don't need permission for things, so that is also worth doing if you aren't sure.

Also, chat gpt is very helpful when you need to generate heritage statements etc. but you need some basic background info first.

Also, any builders who say " I have worked on national trust properties" will be twice the price of local specialists who you might have to wait a year or more for.
You can't rush things with listed buildings or it costs a fortune and you can end up with more issues than you started with.