Grade 2 gutter replacement

[renewablejohn]

We have a grade 2 listed farmhouse date stone 1721. We recently had a visit by a CO and an Enforcement Officer as a lovely neighbour had complained about our working farm. Whilst on his inspection the CO commented that the gutters would need to be replaced which we had already planned to do when the weather was warmer. We have 20 metres of wood gutters and 20 metres of the same timber profile plastic gutter on the high level original buildings. Then on the two extensions we have 8 metres of steel gutter and 10 metres of plastic gutter. We found a local timber merchants who supply the same timber profile as the existing timber gutter so we Emailed the CO saying we were wanting to carry out the repairs and could he approve yacht varnish which is clear as the protective cover. We then got a long email back saying we could do nothing without LBC and we would have to appoint an architect with a full schedule of the works which we envisaged doing prior to any approval of the gutters. He also suggested that we use lead paint and if we wanted to use yacht varnish it would have to form part of the specification along with the gutter cross sections. We have been advised that lead paint is illegal for grade 2 houses and that a special license is required for grade 1 and grade 2* buildings. We are now looking to protect the timber with a linseed oil based paint which was originally based on paints used at the time of our farmhouse. We have been advised by English Heritage that we do not need LBC for like for like repairs so wonder why this CO is adamant that we put in plans for approval of the whole farmhouse.Any suggestions please as we now have a farmhouse with 5 metres of spouting missing which is obviously unacceptable and a CO who has not responded to our email which was sent over 2 weeks ago.

 

[Nemesis]

The like for like repairs advice needs to be tempered with caution, and where something is unsuitable then it is preferable to replace it with something which is more sympathetic to the building.

I agree that lead paint is not for use in general on grade II, so maybe query that, although linseed oil paint is good stuff colours etc will need to be agreed with the CO.

But it seems from another thread you are intending to do a great deal more work, and I think the CO is suggesting all consents are properly considered and applied for all at once.

 

[renewablejohn]

I wish we could do everything at once but with the present credit crunch it is essential repairs only.

 

[Nemesis]

Yes but you can apply for LBC all at once and carry out the work in stages after that.

A piecemeal approach to applying for LBC consent isn't a good idea.

 

[Penners]

A piecemeal approach to applying for LBC consent isn't a good idea.

I certainly agree with that. There's no point, and I reckon you're making life difficult for yourself if you keep putting in lots of fragmented applications.

Personally I would put in one complete application for all of your works. As Nemesis said in your other thread, once you've got your LBC there's no time limit on completing the work, provided you start it within the time specified on the consent.

If you need to make minor modifications to your work as you progress, the CO is often able to give you the nod on these (provided they're reasonable) under his discretionary powers.

 

[biffvernon]

It certainly helps if you can win the trust of the CO, convincing him that you intend to do the 'right thing'.