LBC and Planning Permission

[Nimster]

Hello

We're planning on removing an internal wall in our Grade 2 listed house. The wall in question is the old external wall (previous owners built an extension on the back) so removal will involve RSJs etc.

We know we have to apply for LBC - do we need to apply for regular planning permission too, or does it all go through one office? I presume the CO will approve the actual work, but will the technical specs need to go through a different office on a separate application?

Also, does anyone know if LBC/planning applications, once approved, have a lifespan? After removing the above wall, we're going to submit an application to do various work on the house and I'd like to include replacement of the current UPVC windows with wooden sashes. The only problem is that we won't be able to do this work now - it may be up to 5 years before we can afford to do it. Does LBC work need to be done within a set timescale?

Any advice very welcome. I've emailed the CO but not heard back yet - I think he's a very very busy man.

Thanks
Nim[/b]

 

[Gareth Hughes]

Hello

We're planning on removing an internal wall in our Grade 2 listed house. The wall in question is the old external wall (previous owners built an extension on the back) so removal will involve RSJs etc.

We know we have to apply for LBC - do we need to apply for regular planning permission too, or does it all go through one office? I presume the CO will approve the actual work, but will the technical specs need to go through a different office on a separate application?

Also, does anyone know if LBC/planning applications, once approved, have a lifespan? After removing the above wall, we're going to submit an application to do various work on the house and I'd like to include replacement of the current UPVC windows with wooden sashes. The only problem is that we won't be able to do this work now - it may be up to 5 years before we can afford to do it. Does LBC work need to be done within a set timescale?

Any advice very welcome. I've emailed the CO but not heard back yet - I think he's a very very busy man.

Thanks
Nim[/b]

As a CO who obviously isn't quite as busy as yours, I'd suggest the following:
1. Internal works will, ususally, require LBC but not planning permission. Building works (particularly the "technical" side) of the type you describe will also need approval under the Building Regulations, which comes under a different department.
2.Work must be started within three years of a grant of permission, after which there is no time limit on finishing.
3. IMO, it would be a good idea to put together a package of all the works you want to do and submit them as one application. Once you've started, the permission remains "live" and you can resume the next bit of work as and when without making a further application.

 

[Nimster]

That's great Gareth, thanks very much.

We've spoken to a builder who thinks we could possibly get away with removing the wall under a Building Notice, rather than going for full LBC, but I'll have to run it past the CO to see what he thinks. Hopefully he won't have a problem as it's just in the new bit of the house, and won't impact on the cottages (ie the bit the Grade 2 listing really applies to).

Thanks again
Nim

 

[Nemesis]

Oh but the Grade II Listing applies to it all - as we successfully argued with Span Four and Grade I ...

 

[Nimster]

Yes, I know the whole house/garage/garden is covered, but the CO came out to visit shortly after we moved in, and he was the one who suggested taking out the wall in question. He didn't seem particularly bothered about what we did in the front part of the house, as long as we didn't touch the cottages (2 x one-up/one-down farm workers cottages from around 1750) which make up the rear section of the house (they're actually completely separate from the front house, but are "joined" by means of a UPVC clad porch that we're hoping to replace in due course).

I'll have another chat with him anyway and see how he wants us to progress.