Posted By: TriassicA call to the LA conservation officer

Well that was silly

Triassic,

if it is listed with the concrete will not the easiest be to repair the crack in the concrete instead of introducing another substance even if lime is better and that which would have been originally used. Is that not why you have to put in a planning application?

Jonti

From the planning portal - 'The controls apply to any works for the demolition of a listed building, or for its alteration or extension, which is likely to affect its character as a building of special architectural or historical interest'.

From Hart District Council FAQs - Repairs & Maintenance of Listed Buildings

Owners of Listed Buildings are responsible for keeping them in good repair. Hart’s Environmental Services would encourage owners to regularly maintain their buildings as, in the long term, it should be the most cost-effective solution.

Maintenance and repairs do not require consent if they are carried out on a straightforward replacement or repair basis. Repairs should be carried out using materials and techniques which conserve the historic fabric. For example, damaged timber frame members should be repaired where possible, by piecing in, bracing or strapping rather than wholesale replacement of members. Timber frames should never be cleaned by a mechanical method, e.g. sand blasting.

If an owner fails to keep a building in a reasonable state of repair the Council may, as a last resort, serve a Repairs Notice specifying the work to be carried out. This will ensure the proper preservation of the building.


Would agree with Jonti, I think it is the fact you have suggested changing the building material that is the problem. If and when other work needs done you could always include a chimney refurb at that point when getting consent. At the end of the day, you have to protect (and have a legal duty to protect) the fabric of the building from damage and water ingress as per the passage above - if a slate slipped out, you would go up on the roof and replace it, so I think you could argue with the LA on the same basis. This isn't changing windows or removing listed features, it is a basic and immediate maintenance issue.

I would get back on the phone to the LA and say you just want to repair on a like for like, and refer them to the FAQs above or other info on official sites that you can find. If they still won't budge, ask them how long such a planning application will take for them to deal with, and that you will hold the LA liable for any and all water damage from this point on given that no consent for a like for like is needed?

Welcome to the world of the listed building

I'd call this "JFDI with lime".

Depending slightly on the visibility of your property, the vexatiousness of your neighbours, the photographs you know to be in the Council's possession and the enthusiasm of the enforcers.

I wonder if asbestos must remain when it is in a listed building?

F

Posted By: ferdinand2000I wonder if asbestos must remain when it is in a listed building?

Generally asbestos remains in every building, unless there's a very specific reason to take it out. In our old office, they came round a few years ago and stuck little notices on every windowsill "Contains asbestos - do not cut" or somesuch words.

<blockquote>..they have now said I do not require planning consent so long as I replace the rendering 'like for like' ...</blockquote>

After you have done it in lime and cleared away the evidence who will know it was cement before.

I agree I'll 're-render in lime and it will look the same when viewed from from the street, so the planners will be none the wiser.

Posted By: RogerTriassic, If only your leak had been better timed!

I'm not going onto a roof in this weather, so I have a feeling the timing could shift. The short method statement approach sounds great and something I'd embrace willingly.