Historic Properties & Building Regulations - Dissertation

[EViS]

As part of my Building Surveying degree, I am wishing to write a dissertation paper based upon the complicated regulations that surround the development of historic buildings/dwellings. I have already searched this forum for past dissertation topics, however none of those threads relate to my particular choice of topic.

As a result, I am looking for advice/answers from all of you based on the following;

a ) The latest Building Regulations 2000 A-P (as ammended over the past couple of years) mainly focus on new builds. Is there any such group of documents that exist for historic/listed buildings?

b ) Are there enough property developers in the UK to take on the number of historic builds in need of refurbishment? Or are most developers and/or contractors scared away by all the red-tape?

c ) As alterations to historic/listed buildings are determined upon an individual property basis, is there any real way for a developer/contractor to know whether his changes will be 'legal' and/or accepted?

d ) Any other advice you can offer me based upon this topic area. Maybe a more concise question?

All advice will be hugely appreciated. Please note, this is currently a feasibility study into a possible undergrad dissertation topic. Your answers will not form part of my final paper .

 

[Matt Green]

You appear to have the assumption that historic properties need to be altered or changed in some fashion to suit modern needs. Often this simply not the case and property developers and building contractors are not always the best people to return a historic building to use. Most of them will jump through the hoops if their is profit to be made anyway.

For an undergrad project ask one question, thoroughly research the background to why you are asking it and stste why the current best answer is unsatisfactory. When you get a question, or a choice of a couple, post them up. It'll be easier to help you then- you're post is wooly enough to put a lot of folk off answering.


Matt.

 

[shelli]

When you get a question, or a choice of a couple, post them up. It'll be easier to help you then- you're post is wooly enough to put a lot of folk off answering.
Matt.

I agree with Matt - refer back to number 4 on your list, do as you yourself suggest and "ask a more concise question" - then pick apart the answers you get to explore an issue in greater depth.

To get the answers to the huge subject you broached is possibly a lifetime's work!! - It is unlikely that anyone on the forum will devote that sort of time to an answer - (although, actually when I think about it....!!)

Baaahh!! (woolly questions) - wish we had a sheep smiley!!

Shelli

 

[rogerh]

Generally "historic builds" need conservation, not refurbishment.

 

[EViS]

Thank you for the feedback so far guys. However, in order to aid me narrow the question down, could any of you (or anyone else?) at the very least give answers/opinions to a) & b)? I realise that c) may be a bit too broad for a quick forum answer...

My main problem (as has already been noticed) is finding a good question :?...

Much appreciated fellas!

 

[Pford75]

b ) Are there enough property developers in the UK to take on the number of historic builds in need of refurbishment? Or are most developers and/or contractors scared away by all the red-tape?

1. The historic buildings do not generally require 'refurbishment'

2. In theory, all builders are capable of doing the most basic works (as evidenced by the fact that many on this forum end up doing the work themselves)

3. The problem is not a lack of builders (except in certain very skilled crafts)...but a lack of financial incentive. Most householders are not willing to spend the amount of money required for the work to be done....and builders can therefore make more money on newer builds or would take 'short cuts' on period buildings.

I don't always blame the builder....sometimes it is the householder.

As you say, getting the right question is key....I don't think 'red tape restricting period buildings' is it. For me, one of the critical issues (and politically topical) is balancing the desire for energy efficiency and reduced emissions, with the nature of old buildings (eg. single glazing, chimney's, open fires etc.) I worry that old buildings will increasingly been seen as 'inefficient' and the eco-mentalists will use this as an excuse for inappropriate work or for destruction

 

[shelli]

As you say, getting the right question is key....I don't think 'red tape restricting period buildings' is it. For me, one of the critical issues (and politically topical) is balancing the desire for energy efficiency and reduced emissions, with the nature of old buildings (eg. single glazing, chimney's, open fires etc.) I worry that old buildings will increasingly been seen as 'inefficient' and the eco-mentalists will use this as an excuse for inappropriate work or for destruction

EViS - Pford75 has given you a total gift here - the environmental issue vs old buildings - would make a very timely, pertinent and interesting dissertation (you would get lots of very good input on this subject from the forum members - we have debated muchly over these issues!)

(BTW we're not all boys - you can usually tell by the name!! :wink: )

SHELLI X

 

[rogerh]

a ) The latest Building Regulations 2000 A-P (as ammended over the past couple of years) mainly focus on new builds. Is there any such group of documents that exist for historic/listed buildings?

The Building Regulations apply to all new building work, whether it's a new build or new work on an old building. There is no other, separate, set of regulations that applies to period properties. There are a few relatively minor exemptions for some work on some buildings, e.g. replacement glazing in listed buildings.

 

[rogerh]

c ) As alterations to historic/listed buildings are determined upon an individual property basis, is there any real way for a developer/contractor to know whether his changes will be 'legal' and/or accepted?

a) Get Listed Building Consent beforehand.

b) Discuss it with the conservation officer.

 

[EViS]

As you say, getting the right question is key....I don't think 'red tape restricting period buildings' is it. For me, one of the critical issues (and politically topical) is balancing the desire for energy efficiency and reduced emissions, with the nature of old buildings (eg. single glazing, chimney's, open fires etc.) I worry that old buildings will increasingly been seen as 'inefficient' and the eco-mentalists will use this as an excuse for inappropriate work or for destruction

EViS - Pford75 has given you a total gift here - the environmental issue vs old buildings - would make a very timely, pertinent and interesting dissertation (you would get lots of very good input on this subject from the forum members - we have debated muchly over these issues!)

(BTW we're not all boys - you can usually tell by the name!! :wink: )

SHELLI X

Haha, I do apologise Shelli. I did notice my 'error' upon pressing the 'submit' button though. I lived in hope that no (woman) would notice and/or think of me as being at all sexist - being on a builders forum and all !

The topic suggested by Pford75 is the very first thing that popped into my mind when deciding upon my dissertation. However, I wanted to look into the 'legal' side of things a bit more. Hence the questions in my opening post.

From your advice, it does seem that looking into the relevance of the current building regulations to building renovation projects and/or the significance of factors that cause delays in historic building renovation projects aren't the right questions to base a dissertation around...

Thus, going along the suggested 'environment vs historic buildings' route, I came across this Building Regulations and Historic Buildings: Balancing the needs for energy conservation with those of building conservation: an Interim Guidance Note on the application of Part L PDF published by English Heritage in 2004.;

http://www.english-heritage.org.uk/upload/pdf/ign_partl_buildingregs.pdf

Is this the area of study you would recommend (i.e. still using the Buidling Regulations as a basis for this dissertation)?

 

[Schoolmarm]

You aren't on a builders forum.

 

[Carol]

You aren't on a builders forum.

Actually, quite often it's an 'anti-builders forum'!

(Another female!)

 

[Schoolmarm]

And another Carol...though mine is with an "e"

 

[rogerh]

http://www.diynot.com is worth a visit. Plenty of builders there who'll tell you what they think about listed buildings!

 

[EViS]

Oh dear, I'm in real trouble with all the ladies now . Would you kind souls still be willing to help me though, I'm sorry for any offence I've caused !

 

[Gervase]

I did a piece for the 2007 Journal of the Building Limes Forum on the ramifications of Part L for historic buildings. If you let me know your email address I can send you the copy.

 

[DaveBrigg]

In my experience, 'red tape' has been the least of my worries with regards to delays. In fact, if this includes dealings with the conservation officer, going through the approval process has actually avoided many of the problems I would have stumbled into without expert advice. The biggest delays have been caused by severe shortages of the necessary raw materials - specifically, cash. You could look at the delays caused to conservation projects by the VAT rules, which favour new-builds over maintaining existing properties.
There are several threads here which explore the conflicting demands of energy saving vs conservation for windows, from those who want to double glaze but can't because their property is listed, and those who want to keep authentic single glazing but can't because their house isn't. You could even take into account the new HIP energy surveys. There are also threads here with ideas on how to achieve energy efficiency in an old house. As well as Building regs, I understand that the disability regulations also have some exemptions for historic buildings.

 

[Lime]

Historic Properties & Building Regulations -

Hmmm. A bit like model t Fords and the kyoto agreement, I'm not sure there is much to discuss.
Unless you labour under the illusion that old means worse and new means better I'm more inclined to suggest considering New properties and building regulations.
Will they stand the test of time?

Many buildings constructed in my lifetime that replaced large numbers of old neglected properties (particularly in the 1960s) have now been seen for what they were, a mistake.
All followed building regulations and were thought of as an answer to our housing "problem" and said to be built to a high standard.
In reality most house building is a money making exercise, nothing altruistic or particularly better about them at all.
While being environmentally friendly is in vogue at present it hasn't always been nor is it likely to remain so.
Every age had had it's drive or purpose and today is no different.

Have you asked yourself what building regulations are for?
When i was young I thought they were to improve how houses were built but I don't think that now.
Modern methods, although often cheaper, are commonly inferior to older methods in many ways and it is the test of time that tells me so.
I know modern householders who bought their houses with a 10 year guarantee that became nervous in year 9 as it dawned on them that their house was soon to be "old" and they began to wonder how long it would remain standing.
during that first 9 years they became aware of how badly built some of their property was: doors that their children knocked holes in, plumbing that leaked and brought down the ceiling and the upstairs floor made of chipboard, windows that they had to replace because they no longer fitted properly, central heating pipes plumbed through the concrete ground floor making change and alteration impossible, lofts chock-a-block with wood struts making access very difficult, electrics in small inaccessable places, no fence round their front garden so yobs can come right up to the windows, the list could go on.
All built to the building regulations of the day.

 

[biffvernon]

It might be helpful to regard old buildings in the same way that we regard other old things, antique furniture, paintings, steam engines etc. They are to be conserved and enjoyed rather than altered. You wouldn't give the Mona Lisa a fresh coat of paint to keep her up with the times. Folks who want a modern house can get one from Barretts. Seems they have a few spare at the moment.

 

[Ian Bond]

Although you do have to live in a building, not just admire it, so some alterations and accommodation of modern facilities is inevitable and desirable if the building is to have a long term use.

However, if done insensitively, the essential historic details and character of the building can be lost.

Why do some people buy period houses and set about altering them? Well, in many cases it's because they're more affordable and in the most convenient location.