new to the forum , questions on tudor cottage restoration.

[Flyfisher]

The potential problem is the conflict between the BI insisting that all works comply to the latest building regulations and the CO insisting that only appropriate and sensitive works be carried out. A simple example is replacing a completely rotted window. Listed Building Consent will almost certainly require the new window to be the same, or very similar, to the original one. Building regulations will require the new window to comply with the latest insulation requirements, meaning double-glazing.

I've always understood that LBC 'trumps' building regs and the CO 'outranks' the BI as far as listed properties are concerned. That's why I perked up regarding Gareth's remarks (you may not be aware that Gareth is one of our resident COs and therefore has claim to genuine expertise).

 

[Schoolmarm]

It will either need or not need BI signing off depending upon the job I suppose like any other work.

If you got listed building consent for an extension he would need to look at all the normal stages.

 

[Flyfisher]

Fair point, but aren't replacement windows an example of works that require building control or FENSA-registered contractor sign-off ? Would they really sign off single-glazed windows that don't meet the latest building regulations?

Best not get them involved at all I say (as did my CO!).

 

[Schoolmarm]

I bow to anyone else's knowledge on this as I am clueless and was sort of speculating.


nb. not sure if that should be elses or else's. The knowledge belongs to the else but.................... :?

 

[robgil]

would a CO and a BI put them selves in a situation where there is a conflict of opinions over a particular issue such as a window? or would there be some sort of guide lines , perhaps in their job descriptions, designed to prevent this from happening?
i have always been under the impression that a listed building would not have to meet current building regs for obvious reasons.

 

[Feltwell]

It sounds like you've fallen in love, but bear in mind the tale of my poor 6 ft 2 uncle, 20 years in a low-ceilinged cottage and he now has an inveterate hatred towards them, selling his own off cheap and escaping gratefully to a new build without a backwards glance.

My evenings are punctuated by the cries of my poor husband banging his head in the wine cellar and passageway as well. The door here, 1790 and resting on its original floor, is 4ft 10. If you really think you won't adapt to lots of ducking don't buy your cottage. Even if you gain 2 or 3 inches by removing the concrete floor this may not be a comfortable home for yourself or family.

I saw a beautiful little cottage near Ironbridge, an area that I love, but turned it down in the end because of the headroom.

I could live with ducking to get through doorways - in one place I used to rent I had to twist to get my shoulders through one door as well! - but decided that not being able to stand up straight in most of the rooms unless I was between the exposed floor joists of the room above was a bit extreme!

 

[Gareth Hughes]

thank you for the welcome guys and gals.
interesting about the BI being able to overthrow decisions made by the CO.

And vice-versa - read what I wrote, not what you think you read...

(And I have a few further additions to make to this thread but I haven't worked out how to post multiple posters' quotes in one response).

 

[Gareth Hughes]

i was told i may be able to build a garage however when i looked into planning permission i found out that because the building is listed and because it is a conservation area any outbuildings can only have a 10 meter squared foot print , which might be tight even for a garage.
can anybody comment on this? i got the info from a firm who specialise in erecting oak framed out buildings.

Then they don't know what they're talking about. As the property is listed, you will need planning permission for any garage or outbuilding, so it's a matter of what suits the particular case, which you will need to discuss with the CO and planners.

If it was "merely" in a conservation area (and not listed), then you would have permitted development rights of ten square metres for an extension or for an outbuilding with a certain distance (which thanks to the Pinot Grigio I can't remember) of the house. Though the PD rules have changed recently too. Basically, I wouldn't attach too much importance to what you're being told by a shed salesman.

Oh, pedant's corner - 10 metres squared (100 square metres, big enough to park three buses) is not the same as 10 square metres (10 square metres, big enough to park a couple of minis). There's quite a difference.

 

[Gareth Hughes]

would a CO and a BI put them selves in a situation where there is a conflict of opinions over a particular issue such as a window? or would there be some sort of guide lines , perhaps in their job descriptions, designed to prevent this from happening?
i have always been under the impression that a listed building would not have to meet current building regs for obvious reasons.

To answer your questions in reverse order:
3. At the moment, that is (mostly) correct. It may change in the relatively near future if current proposals go ahead, when you will all be forced to install plastic windows everywhere in order to save the planet. My money's on pig flu beating us to it.
2. No, there aren't really such guidelines. We defend our incompatible little fiefdoms to the last breath.
1. Yes, they would. Experto crede.

 

[Gareth Hughes]

Fair point, but aren't replacement windows an example of works that require building control or FENSA-registered contractor sign-off ? Would they really sign off single-glazed windows that don't meet the latest building regulations?

Best not get them involved at all I say (as did my CO!).

Hear hear! (oops, that's me sacked tomorrow)

 

[robgil]

thank you for the welcome guys and gals.
interesting about the BI being able to overthrow decisions made by the CO.

And vice-versa - read what I wrote, not what you think you read...

(And I have a few further additions to make to this thread but I haven't worked out how to post multiple posters' quotes in one response).

i do beg your pardon , i am pretty new to all this.
in future i shall try not to read what i think you have written and shall endeavour to read what you have wrote instead.

 

[Gareth Hughes]

would it not be a safe bet then to have the BI come out and inspect a project periodically throughout the work as it is being undertaken?

That will happen anyway if it's work that requires consent under the Building Regulations, which are completely (oh, you don't know how completely) seperate from the planning and listed building requirements, even though they are all controlled from the same office.

 

[Gareth Hughes]

thank you for the welcome guys and gals.
interesting about the BI being able to overthrow decisions made by the CO.

And vice-versa - read what I wrote, not what you think you read...

(And I have a few further additions to make to this thread but I haven't worked out how to post multiple posters' quotes in one response).

i do beg your pardon , i am pretty new to all this.
in future i shall try not to read what i think you have written and shall endeavour to read what you have wrote instead.

Some might see this as an advert, in which case it will be swiftly and rightly removed by the thread police, but I am available for private consultation outside my own district - and the property being considered is not too far away.

 

[Schoolmarm]

Snatch his arm off, quicksharp. That is a great offer off a brill CO.

 

[robgil]

Some might see this as an advert, in which case it will be swiftly and rightly removed by the thread police, but I am available for private consultation outside my own district - and the property being considered is not too far away.

thats fantastic Gareth thank you , would you be able to visit the site?
i asked the CO for the area and unfortunately she wasn't available until after the auction , i would rather know the finer details of what i am letting my self in for prior to buying the cottage rather than go in there ill prepared.

 

[Penners]

As the property is listed, you will need planning permission for any garage or outbuilding, so it's a matter of what suits the particular case, which you will need to discuss with the CO and planners.

But I believe (and please correct me if I'm wrong, Gareth) that if a garage is less than 30 m^2 floor area, it won't need building regs consent.

 

[Jon Maine]

I understand that is the new rule but have it only hearsay currently.