Any advice on historical property?

weebelly

Prior to checking with planning office - we're about to embark on re-vamping a thatched 1790s cottage which is listed - was just wondering if anyone can spot obvious problems on the horizon?
The original building only needs internal cosmetic work so it's not really going to be touched. Apart form some work on one ceiling, we won't be intervening in any of the rest of the original structure. With that in mind - we want to take the 40 sq m single storey 1970s extension and re-do it.
Don't think we need extra permissions of any kind, am I right (since we are re-doing the extension not the listed part)?
And does 50k seem a reasonable budget (it includes a new sloped 40 sq m roof, 8k of double glazing, insulating slab on 15m length of 2.5 m high external walls, new bathroom plus new en-suite, new kitchen, re-wiring and plastering 80 sq m of internal wall surfaces)?

brendankelly

Sounds like a beautiful building to me. Original cottage intact WOW.
Double check that the walls are 11 inch cavity blocks. 2 by 4inch blocks with a 3 inch cavity. And remove any existing Gypsum plaster before fitting the slabs. And the best of luck with it.

sinnerboy

Buildings are not "listed" but "protected" since the 2000 Planning Act . The protection applies to all parts of the building and its environs i.e. all parts of its site including all boundary enclosures , so tread carefully. You will need consent to carry out any works to any part of a protected structure.

tba

You could have gotten a declaration from the council regarding the property when you bought it (in reality they only hand it out when you ask or a building is added to the list), you can obtain this from them if you need to (it can take upwards of 3 months to receive the document).

This declaration will let you know the severity of the protection to the building, eg. some Georgian houses prevent the painting of internal plaster cornices. I am sure your restrictions will be less severe though and any works you have in mind will be allowed under the properties declaration.

With this document in hand you should be able to establish if the extension is also protected, which might be the case.

http://www.citizensinformation.ie/en/housing/building_or_altering_a_home/protected_structures.html


With regard to the extension needing extra permissions, the extension may have been built without permission, (ie it was exempt at the time) you can check with the local planning authority regarding this.

But as Sinnerboy said the entire site is listed and therefore you need to apply for planning for any and all alterations to the property.

I have been out of the loop on pricing for a while so I wont venture a guess. The quotes on here tend to vary wildly so your best bet is to visit some new houses to gauge the finish you want and establish a cost per m² that way.

A better solution would be to get an Architect or Quantity surveyor to prepare a preliminary price based on the quantities you know of.

OK so that post is all over the place

1. Get a declaration from your local authority for the property
2. Establish what you are able to change from this declaration and design the project
3. Get cost estimates from builders/Architects/Qs
4. Start the normal process of application/tender/building

isaos

weebelly wrote: »

With that in mind - we want to take the 40 sq m single storey 1970s extension and re-do it.
Don't think we need extra permissions of any kind, am I right (since we are re-doing the extension not the listed part)?
?

For a normal building (not listed or protected) and for information in case you want more space, you can add the 40m2 to an existing "extension" without planning permission, but only if this first extension was built before 1964 (or 1966, not too sure) and of course if you comply with regulation (rear of the house, etc).
Better make sure that you can prove when the existing extension was initially built, in our case our solicitor got us a written statement from the previous owner - it was built before 1958.

Good luck

sinnerboy

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isaos

sinnerboy wrote: »

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This thread was last active 15 months ago. Please don't gravedig but contribute to currently active discussions

Sorry Sinnerboy I was so much in my own thing that I didn't think of checking the date!