Renovating listed buildings advice please

wicklow_hunter

Hi all,
Looking to purchase a listed building 2500 square feet. The property is old 1890's and has damp present in most of the walls ceilings. The property has been left idle for 1.5 Years...

In a bid to cosmetically fix it - would planning permision be required to dry line the internal walls ceilings?

Do i need to hire profesionals to acess the proposed works ie conservationists and architects?

It also requires new heating & new wiring and thats before a surveyor has looked at it

Would a coat of paint fix it internally cosmetically in the short term?

DOCARCH

wicklow_hunter wrote: »

In a bid to cosmetically fix it - would planning permision be required to dry line the internal walls ceilings?

Do i need to hire profesionals to acess the proposed works ie conservationists and architects?

Probably/most likely yes on both counts.

Seek the advice of a conservation architect.

Search here http://www.riai.ie/practice_directory/ and look for Grade 3 (min.) conservation architect. Also click on tab to right hand side on 'Protected Structures'.

Gumbo

The conservation officer of the local council can and will help you with your renovations. No harm making the call and asking.

the_syco

wicklow_hunter wrote: »

Hi all,
Looking to purchase a listed building 2500 square feet. The property is old 1890's and has damp present in most of the walls ceilings. The property has been left idle for 1.5 Years...

Most listed buildings are left to disintegrate, as they're costly to renovate.

First thing to do is, find out what is listed. Is it just the front that would have to be renovated exactly to spec using the correct materials, or everything in the house? Are you allowed to drill holes in the wall for electrics, and are you allowed to add any plumbing if not existant?

You'd be best getting a surveyor that deals exclusively with listed buildings, as they should be able to tell you from looking at the condition of the house and what is listed to say what you'll need to do to the building, and what you cannot do.

wicklow_hunter

DOCARCH wrote: »

Probably/most likely yes on both counts.

Seek the advice of a conservation architect.

Search here http://www.riai.ie/practice_directory/ and look for Grade 3 (min.) conservation architect. Also click on tab to right hand side on 'Protected Structures'.

Thanks for the reply, looking at the riai website :

Permission to Carry out Work on a Protected Structure
''Generally any Works to a Protected Structure require Planning Permission. It is not possible to make an application for Outline Permission; any application must be for full Permission. Even a small extension or minor alterations, that in a normal building would be considered ‘Exempted Development’, may need planning permission. The definition of ‘Works’ includes construction, excavation, demolition, extension, alteration, repair or renewal but also any ‘any act or operation involving the application or removal of plaster, paint, wallpaper, tiles or other material to or from the surfaces of the interior or exterior of a structure’. It is not possible to make an application for Outline Permission; any application must be for full Permission.
It is important for you and/or your Architect to make contact with the planning authority at an early stage and discuss with them what works are likely to be permissable. The Conservation Officer in particular will be able to give advice before you submit your application. You can also request the Planning Authority to issue a ‘Section 57 Declaration’ defining the kind of works to your building which would not affect its character or anything that contributes to its special interest and for which planning permission would not be necessary.
The Declaration may include items such as: redecoration, repair of plasterwork in compatible materials to match existing work, replacement of previous inappropriate alternations, demolition or alteration of a modern extension, routine maintenance and repairs to windows, doors, gutters and downpipes, refixing of loose slates, etc. This is a valuable document for any owner as it can clear the way for future alterations, repairs, re-decoration and other works that would otherwise require an application for planning permission every time. The planning authority will generally issue the Declaration within three months of receiving your request and there is no fee for this service.
A planning application for work to a Protected Structure is made in the normal way. But because it must show how the work would affect the character of the building, it will need to be more detailed than an ordinary application and include extra reports, drawings, photographs and other material to explain the proposals.
If permission is granted it may impose special conditions on the works and may require the appointment of a ‘conservation consultant’ for the construction phase to oversee the relevant works.''

From reading the above it appears to be very tightly controlled - cant even paint or wall paper the interior...

Going to give them a call tomorrow

Anyone have any experience dealing with conservation officers ?

sinnerboy

wicklow_hunter wrote: »

Anyone have any experience dealing with conservation officers ?

Yes and they vary. Some are dogmatic , rules are rules etc, others are very pragmatic and helpful.

DOCARCH

sinnerboy wrote: »

Yes and they vary. Some are dogmatic , rules are rules etc, others are very pragmatic and helpful.

+ 1 to that!

@ wicklow_hunter...where is the property? Just to note that not all counties have a conservation officer.

wicklow_hunter

The property is in Wexford,

Does anyone know of a good building surveyor / structural engineer that has experience with listed buildings? Looking to do a structural survey on the property;)

steffie23

Did you get survey done Wicklow hunter? Was the local conservation officer of any assistance, curious because in a similar situation.

wicklow_hunter

steffie23 wrote: »

Did you get survey done Wicklow hunter? Was the local conservation officer of any assistance, curious because in a similar situation.

Hi Yes i got de survey done cost 350euro to do it. Crossbie in new ross. done de survey. yes worth it for piece of mind. I was about to drop a lot of money on that property at the time it was an auction property so had to do it b4 the auction for draw down of
the mortgage. Most old buildings if not recently renovated are damp and its difficult to fix it
according to the web. Most have thoses suspended floors which are notorious for damp.

Regarding conservation officers - i rang 2 of em for info. Each county has one. The one in KK was extremly helpfull the one in wexford not so much.

If its listed you can not touch it inside or outside without PP - Even the feckin wallpaper! Covings doors and windows are also a no no.

I never bought that house in the end - was out bid @ 320K still kicking myself would of loved to drop another 20 K on it (It needed 50k spent on it to)

Dont suppose the house you are looking at is in Wexford - pm me if it is ?

BryanF

wicklow_hunter wrote: »

Hi all,
Looking to purchase a listed building 2500 square feet. The property is old 1890's and has damp present in most of the walls ceilings. The property has been left idle for 1.5 Years...

In a bid to cosmetically fix it - would planning permision be required to dry line the internal walls ceilings?

Do i need to hire profesionals to acess the proposed works ie conservationists and architects?

It also requires new heating & new wiring and thats before a surveyor has looked at it

Would a coat of paint fix it internally cosmetically in the short term?

wicklow_hunter wrote: »

It needed 50k spent on it to

not wishing to knock the surveyors advise, but form what you have outlined previously, i would suggest you'd have spent far more than 50k bringing such a dwelling back to its former glory with modern comfort requirements

Hayden Costello

Hello there, found your post.. we are im a similar situation to yours a few years ago, did you go ahead buy and renovate the protected building and how did you get on ??

wicklow_hunter

No, I didnt go through with in the end. I did however rent the property for 2 years from the guy who did buy it. I mooved out and done a self build on a new house but that’s a whole different story... The guy who bought did try and do it up , new ufh new plasterwork and paint work.

Complete waste of time, Damp reappeared and paint flaked off the walls after the first year I moved in.

It was pretty much impossible to heat. 1 room was habitable with stove going 12 hrs per day rest of rooms were freezing

We had young kids and it just wasn’t suitable health wise...

The guy who bought it is still throwing money at it as of late 7 yrs on...

Knowing what I know now after a self build I would not touch an old house. Your just buying a 50-100k shell that isn’t designed to your modern needs