Planning, conservation areas and listed buildings

It is widely recognised that the reuse of existing buildings can result in saving energy and materials that are used in the construction of new buildings.  However, some buildings are likely to have national or local architectural or historic value.  These may be listed or, more likely, situated in a conservation area.  It is likely that listed building or conservation area consent may be needed in addition to planning permission, for improvements to energy or water efficiency, or for alterations and extensions to the building?s fabric or external appearance.

The need to conserve the special characteristics of listed buildings and buildings in conservation areas needs to be recognised when refurbishing or repairing such buildings. 

Opportunities

Specific information on building elements and energy efficiency can be downloaded here from ?Building Regulations and Historic Buildings: balancing the needs for energy conservation with those of building conservation; an Interim Guidance Note on the application of Part L?, published by English Heritage in 2002.

This provides advice on insulating and improving the energy efficiency of windows, doors, roofs, and floors.  In general the guidance suggests the following:

• When insulating the fabric, take great care to ensure the building remains breathable.  Many old buildings are made of porous materials and often rely on air movement to disperse moisture content, which could become trapped by insulation.  Care is needed to reduce the risk of mould and damp resulting from over-insulation and/or lack of ventilation.  Specifying some of the natural materials advocated in Green Street can assist with installing appropriate insulation that enables buildings to breathe.
  
• If insulation is carried out, you may need to improve ventilation to avoid problems of condensation and mould growth.  
  
• There may be opportunities to fit external insulation to homes which are weather boarded or externally clad, or where rendering needs replacing.  External cladding, for insulation, would need planning permission as well as listed building or conservation area consent in a conservation area.
  
• Where complete internal plastering is needed, it may be appropriate to incorporate internal insulation.  This must not cause other problems as stated above and must respect internal dimensions and features of historic interest.
  
• Natural materials should be used in roofs to ensure they can breathe.
  
• Where alternative technology, such as a solar panel, is to be installed in a listed building or a home in a conservation area, this would need planning permission as well as listed building or conservation area consent
  
• Insulating floors will probably only be appropriate if a floor needs replacing or lifting.
  
• Draught-proofing windows or adding secondary glazing should be carried out.  This can be a very effective way of reducing heat loss in old buildings.  According to the English Heritage guide, draught-proofing a single-glazed window can have roughly the same effect as fitting a second sheet of glass.  Windows should only be replaced in line with Building Regulations as a last resort. 
  
• Doors should be improved by draught-stripping; or, if it does not degrade the historic integrity of the building, by adding an internal draught lobby and modern insulated door.
  
• Installing improved heating, hot water and lighting should be appropriate in historic buildings.
  
  For more information on Building Regulations click here.

Energy

English Heritage, in its Interim Response to the Part L of the Building Regulations (2002), puts forward the position on how to deal with energy efficiency in historic buildings.  

English Heritage recognises the need for consideration to be given to energy-efficiency improvements, but says that these may or may not be appropriate in line with current Building Regulations.  When working on these buildings, the aim should be to improve energy efficiency where and to the extent that it is feasible.  It is likely that the most conflict will arise as a result of limiting heat loss through the fabric of the building, with little or no conflict over limiting heat loss from pipes and ducts.  Providing energy-efficient space heating and hot water may occasionally cause problems if historic equipment is to be conserved.  However, the work should not prejudice the character of a historic building or increase the risk of long-term deterioration to building fabric and fittings.  You should seek specific advice from the local planning authority?s conservation officer on appropriate action.

Ddownload your copy of English Heritage's Interim Response to the Part L of the Building Regulations here.