Replacing cement mortar - Listed B.C.?

[elizabeth]

Hi All,
please does anybody know if we have to seek Listed Building Consent for replacing all of the cement mortar which encases our house with lime plaster instead? My husband feels this is'nt needed as we are improving and repairing the property using the right materials.

Kind regards
Elizabeth

 

[Flyfisher]

Non-official, amateur, short answer . . . yes.

Longer answer . . . if the cement render was in place at the time the property was listed then, along with everything else there at the time, the render is protected by the listing, meaning that it cannot (legally) be removed because it is part of the protected fabric of the property.

In practice, of course, LBC is likely to be readily granted for such proposed works.

I suspect that if such works were carried out without LBC then it's highly unlikely that any punitive action would be taken, but it would, in principle, be a breach of the listing and thus a criminal offence.

I would suggest contacting your CO to explain the situation and what you propose to do. I wouldn't be at all surprised if they give you a verbal agreement to proceed with the work as long as you submit the LBC paperwork at the same (if you're in a rush), which will keep everything nice and legal. After all, if the CO subsequently found out that such works had been carried out without LBC (albeit the 'right thing'), it might raise concerns that other works had also been carried out without LBC.

But there are COs lurking on here so hopefully you'll also get a professional opinion as well.

 

[mivec]

I recently removed cement render from wattle and daub panels and replaced with lime plaster on the exterior of my house. I needed and got LBC.

Although the logic and benefits of making the change wasn't in doubt, the Conservation Officer was very interested in, and wanted approve the process we were planning to use.

I understand this was to make sure that in making the change no further damage was done to the existing fabric of the building. In some instances more damage could be done in trying to replace inappropriate materials than leaving them in place.

In applying for LBC you will have to complete a method statement, this will be what they will be most interested in, especially in how you plan to remove the cement mortar.

 

[elizabeth]

Thank you Flyfisher and mivec,

your replies were really informative and explained the reasons for needing LBC which we can fully appreciate. We now know which action to take first. In the meantime we will patch repair the cracks and loose cement mortar with lime till we have consent to do the whole house.

Thanks for the help.