Thinking of buying a Grade II Listed House but......
Dean Winter
7 years ago
last modified: 7 years ago
Hello everyone.......I'm considering investing in a house that's Grade II listed but need to know if I can knock-out this rear wall (and door and window) to make the most of the ground floor and build an extension to the garden.
Can I do this with a Grade II listed house?
Don't want to buy unless I know for sure....
Many thanks
DW
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Comments (13)
moiraford
7 years agoRelated Discussions
What to do with ugly grade 2 listed kitchen
Comments (15)Hello Spacie1977, I think you could make this fabulous!!!.. Where boxing in is necessary I think it's a must.. Why not look at adding on to the kitchen in some way to what is in place if it's sound and solid, if needing permission it's a great way to approach the subject by letting on that you want to conserve! .. .. Possibly extend where needed and perhaps you could replace the cabinet doors?... Painted cabinetry can give a completely different feel.. With the red flooring it may be fantastic to have matt or eggshell charcoal cabinets... You could replace the hob easily enough.. Paint the rads to whatever colour that portion of the wall is.. If you removed the tile you could either panel or paint.. Perhaps take that line a little lower to about dado height.. NB you don't need to add a dado to finish the paint work.. Just make sure the lines are really straight! There are actually many ways you could approach this... Keep a few of the rustic charms... Maybe you want to paint every other floor tile to make it a chequered floor.. Easier than replacing... Maybe you want a two tone kitchen... Looks brilliant and everything can be treated including tall cabinets... Brass cup handles and other fantastic fittings can take a boring cupboard and make it wonderful.. Matt paint or an eggshell. Perhaps half and half... Think Plain English! Or deVOL Also consider 1 colour as this can also have a striking effect on a kitchen... Rub the worktop with fine wire wool and then sand lightly and oil... Paint the french doors to stand out... Here's a few pics for inspiration to illustrate a few suggestions I made... Also consider window frames, skirting and all other woodwork which can be bold and exciting.. They don't have to be white.. The other things are accessories... Piles of wooden chopping boards.. Shiny brassy taps... How you display your crockery... All these things can add warmth and finish : ))...See MoreListed building consent?
Comments (10)People make decorative changes to listed buildings all the time. Grade two star and grade one listings are more restrictive than grade 2 and often exclude extensions and alterations that would be possible with most other homes. Grade two buildings (and houses in conservation areas) have article 4 directions that require routine works such as replacing windows to have permission. This is to maintain the character of the streetscape and the historical interest of the building. These regulations may also exclude you putting a kitchen into a front room as this is not expected to be seen from the road. Likewise you would be unable to vent your boiler flue through the front of the building. Restrictions are designed to protect the historical interest of the building but not to freeze it in time so people can't enjoy modern conveniences and decorating decisions....See MoreBuying a house and seeking advice
Comments (2)Most local authorities offer a 30..60min “free [pre]planning consultation”, that is a talk with a planning official on the “what if ...”. The website of your planning department would mention how their process works, but even if they don’t specifically note this, just ask ... for advice how to make repairs and improvements on a listed building. The idea is to help you navigate local planning policy before filing a planning application. My architect suggested I do this and ask for advice along “what if ... and ... and if ...” to get a good feeling whether ideas we’ve been pondering are reasonably within the planners’ comfort zone. It was a rather productive talk, working with them “help me understand how a good dormer extension to a top floor flat would look like ... could we build all the way out to the wall if we keep the sides well within what fire regs suggest ... and what about velux windows can we have them? How many are ok if they’re not overlooking ...”. Focus on building understanding; for listed buildings and conservation areas they hold all the cards, but they will let you peek, especially if you stress things that are generally held in favour, like “how can I make energy improvements while keeping with the historical fabric?”, or, your neighbour’s roof issue, “what if I’d want to upgrade energy efficiency of my roof how do I best go about it for my listed building ?”. Many people approach planning from a sense of entitlement, “I could do this for a house under permitted development so I should be able to do it for my flat and you must tell me how”, or “you should be happy that someone wants to bring that listed derelict wreck into the 21st century”. That is rather guaranteed to be returned in kind ... so ... don’t....See MoreGrade II listed help needed please
Comments (6)Personally I vowed never again after a poor experience but had I had a good architect on board I might have been fine. My story was that I owned a Grade II property which had had some unsympathetic extension in the 60s (with wide 60’s picture windows) before the listing was made. I wanted to facelift the 60s part by changing the window apertures so they looked like they were in keeping with the original house. Thinking I was doing the right thing I met with the local councils planning officer who was responsible for protected buildings. He seemed to understand very little about regulations and his fear of getting anything wrong made him paralyzed from stating what actually would be possible and he discouraged doing anything suggesting they would prefer the 60s style windows that were technically protected over something in keeping with the street scape that they were tasked with protecting. He clearly had no buildings experience either stating I had to keep a particular door stating it was original despite it clearly being a DIY store addition complete with barcode on an unpainted edge!! This was very disappointing as I had assumed I would come away from the meeting with a list to follow of materials to use or approved contractors or guidelines about what process to follow in order to be compliant. The motto is find out what has been done to other buildings that are also protected as it demonstrates precedence and find a good architect used to working with the council numpties- an architect who knows the regulations and can assertively and accurately talk to them. And be prepared for slow decisions and some illogical and disappointing decisions from the authorities that you may have to challenge....See More
annemarie5903
7 years agoHello,
If it helps I have managed to extend my Grade 2 listed property, it's in a conservation area HOWEVER, I wasn't allowed to knock through/significantly widen the existing openings, so that's definitely something to float with your local planning officer before you commit to anything.
I attach the 'after' pics, the second pic is taken from the original doorway. So for me it only worked out well because I could fit a whole new kitchen diner on the back, without eating up the garden too much.
Good luck and please come back and let us know what you do!
Anne-Marie
Dean Winter thanked annemarie5903winterfloods
7 years ago
PROEcoflap
7 years agominnie101
7 years agoDean Winter
7 years agoDean Winter
7 years agoDean Winter
7 years ago
moiraford