What Changes Can You Make To A Grade II Listed Building?

If you have acquired a Grade II listed building and are planning to carry out restoration work, it’s important that you check in advance what is legally permitted. Buildings are listed because they are considered to be of special historical or architectural significance, and the listing is designed to protect its unique characteristics.

Listed buildings are graded into three categories according to how significant they are considered to be by a panel of experts. Buildings of the highest significance have a Grade I listing, followed by Grade II* listings and Grade II listings. The vast majority of listed buildings in the UK (97 per cent) are Grade II listed.

Owners of listed properties do not have full control over the alterations or renovations they can make, even if it is restoration work that involves essential repairs. The listing, whatever the grade, covers the whole building including the exterior and interior, unless otherwise specified in the listing. 

Even later additions or extensions to the building may be covered, so check the small print carefully. Listed Building Consent (LBC) must be applied for via the local planning authority before any alterations, extensions, or demolitions are made. The overall aim is to preserve the original character of the building. 

Grade II listed buildings

The above-mentioned restrictions are not quite so stringent for Grade II listed buildings. Minor repairs or general maintenance work will not usually require permission from the local authority, but if in doubt always consult them first. Often they will employ a conservation officer who will be able to discuss your concerns prior to a formal LBC application.

It is impossible to categorically state what changes will and will not require permission, because it can depend on the nature of the work, the unique characteristics of the building, and human interpretation of the guidelines.  Generally, installing new kitchens and bathrooms is allowed as long as it doesn’t alter any protected characteristics.

Grade II listed building owners often wrongly assume that modern structural additions can be altered or even removed without permission, but this is not the case. No matter when the addition was made, it will have been considered as a feature of the building and the same rules will apply. 

On the other hand, it’s also commonly assumed that extending a listing building is banned or very difficult to get permission for. This might have been true in the past, when planners insisted that any extensions matched the original style and materials of the building like for like. 

However, new thinking on this matter means that planners often look more favourably on extensions that provide a deliberate contrast between the old and new. Remember that whenever there is room for doubt, always consult the local authorities rather than guess or make assumptions.

How Was A Scottish Listed Building Saved From Destruction?

Aside from giving historic buildings a future, one of the biggest rewards of a listed building restoration is preserving vital parts of British heritage for future generations, even when it appears that such a possibility is nearly impossible.

This was the case with Mavisbank House, one of the most important country houses in Scottish history and yet one that until mid-May 2024 looked destined to be demolished entirely.

Built in 1723 by William Adam, the “Universal Architect” of Scotland, Mavisbank was the home of Sir John Clerk of Penicuik, one of the biggest advocates of the Act of Union 1707, which created a United Kingdom of England and Scotland.

By 1815 it had left the ownership of the Clerk family, was expanded and became an asylum in the 1870s under the stewardship of psychological reformer Dr John Batty Tuke.

When the asylum was closed, the building was bought by Dr W. M. Harrowes, but his attempt to restore the building to its former glory ultimately went unrealised.

By the late 1950s, it had become a dealership for used and scrap cars by a man named Archie Stevenson, who was believed to have been squatting on the property. After a devastating fire in 1973, the building was on the brink of demolition.

This led to a round-the-clock vigil by volunteer campaigners to halt the potential destruction of the building, and the building was stabilised with emergency powers whilst the complexities surrounding the building’s status were navigated.

After Mr Stevenon had died, the house had been left to three American nominees who turned out to not exist. An attempt to fund the renovation of the building through the television show Restoration went unfulfilled. 

Ultimately, the Landmark Trust successfully received a £5.3m grant from the National Heritage Memorial Fund to stabilise the building and survey its condition.

What Are Corbels And How Are They Used In Interior Design?

Corbels are both functional and decorative architectural features that don’t always receive a lot of attention, but they can be used to bring character and interest to modern or renovated buildings. Here’s a look at the historical uses of corbels, and how they can be integrated into a contemporary project or a listed building restoration. 

What are corbels?

Corbels are a type of wall bracket that might be a structural element of a building, but more often these days they have a purely ornamental function. Historically they were used to provide extra support in buildings where the ceiling meets the roof, or for arches or balconies. 

Corbels that have a structural role are usually made of wood or stone, but when used as a decorative interior design feature they can be made of plasterwork. The word ‘corbel’ comes from the Latin word ‘corbellus’, which means raven, and draws a likeness with the beaked shape. 

The historical use of corbels

Examples of corbels can be found in mediaeval architecture, particularly that of the Gothic or Romanesque style. Sometimes the corbels are plain and functional, but as they are a highly visible element of the structure, they were often carved to add interest and reinforce the style of the architecture.

In mediaeval European architecture, there are many examples of corbels carved into intricate animal forms, human heads, or mythological creatures. Later examples were carved to represent foliage or scrolls of paper. In interior design, corbels can often be found supporting the mantlepiece of grand fireplaces, and under parapets and shelving.

Later uses of corbels

As building methods advanced, there was less need to use corbels as a load-bearing feature, but they were often retained to add interest and complement the architectural style of the building. Decorative corbels were often made of a type of fibrous plaster that is easy to carve and create fine details. 

Corbels can form part of a decorative plasterwork ceiling to define the transition between walls and ceiling, and examples can frequently be found in formal buildings from the Victorian and Edwardian era. They can also be used to frame a doorway or entrance to add a sense of grandeur, particularly in larger properties.

The exterior of buildings from this era often have balconies or porticos that incorporate corbels. The intricate designs of historical corbels can often become worn and damaged with time and environmental pollutants, and restoring them properly requires specialist techniques. 

The use of corbels in modern architecture

Corbels are still frequently used as an ornamental and sometimes structural element in modern architecture, particularly under mantle pieces and shelving. They can be made of traditional materials such as plaster, stone or wood, or from a composite material..

If you wish to enhance an interior design project with a corbel, choose a size that is appropriate for the space and will not overwhelm it or be too small to have any impact. The material and style of the corbel should work in harmony with the rest of the features.

New Uses For Renovated Norfolk Grade I Listed Building

A public consultation has led to a change in the planned uses of a renovated listed building in Norfolk. BBC News reports that the proposals for the 17th century Custom House in King’s Lynn have been adapted to align with the opinions of local residents. 

The historic building was renovated as part of the wider efforts to revamp the town’s waterfront. It was originally built as a merchant’s exchange in 1683, before converting to a custom house in the early 18th century. It is constructed in the classical style, and is considered to be an outstanding national example of its type.

The striking building has been used as a backdrop for films and TV dramas, including Armando Iannucci’s The Personal History of David Copperfield, filmed in 2018. Originally, West Norfolk Council wanted to use the renovated building for hospitality, exhibitions, and events.

However, after taking into consideration public feedback, the plans have now been adapted to include the use of the venue for educational, arts, and history projects. There will also be some revisions to the exterior architectural details. 

Alistair Beales, the council's cabinet member for business, said: "The Custom House is an iconic building and we are fully committed to ensuring that it is carefully and sensitively restored in a way that is respectful of its heritage. Like everyone, we want to see it once again open its doors for public use.”

"We have listened to what we have heard and accordingly we are in the process of adapting the designs to reflect key emerging themes from our public feedback, and our conversations with conservation officers and Historic England."

Funding for the renovation project has been received  from the Department for Levelling Up, Housing and Communities' Towns Fund, as part of the King's Lynn Town Deal.

Public Celebrates Stunning Restoration Of Rochdale Town Hall

The public were able to get a first look at the superbly restored Rochdale Town Hall this month. The Grade I listed building has undergone a stunning restoration programme, thanks to a grant from the National Lottery Heritage Fund. Over 2,500 members of the public queued to survey the results of the four-year renovation project.

ITV News reports that the town hall, which opened in 1871, is one of the finest examples of Victorian public buildings in the country. Rochdale was a very wealthy town at the height of the industrial revolution in the 19th century thanks to the textile industry, and it still has a rich architectural heritage. 

The £20m upgrade involved teams of specialists and volunteers, who carefully restored historic features including the 350 decorative ceiling panels in the Great Hall. The stained glass, painted surfaces, stonework, and Magna Carta mural have all been cleaned and restored to their former glory. 

The venue will now serve as a visitor attraction, and has a permanent exhibition space known as the Welcome Gallery, which tells the story of Rochdale. It’s also available for events and community use, and contains artwork created by members of the local community. 

Coun Neil Emmott, leader of Rochdale Council, said: “It’s been a long wait for our residents and I’m delighted that they will finally get to see their beautiful town hall, fully restored in all its glory.”

He added: “Not only will they see the town hall they know and love, looking as good as it would have when it first opened in 1871, but they will see brand new features, like the Welcome Gallery, which makes it an even better space than it was before. We can’t wait to welcome people back in.”

Eilish McGuinness, Chief Executive of The National Lottery Heritage Fund, which contributed £8.9m towards the funding, said in a statement:

“It is wonderful to see this magnificent building now open to the public. As the UK’s largest funder of heritage, we believe in the power of historic buildings to ignite the imagination, offer joy and inspiration, and to build pride in place, and Rochdale Town Hall is a perfect example of that.”

She added: "The town hall has been part of Rochdale’s story for over 150 years, and is already a treasured building, so I am delighted that National Lottery funding has helped restore and protect its spectacular heritage, made the building fully accessible for the first time, and created new community spaces, ensuring that Rochdale Town Hall continues to be valued, cared for and sustained for everyone, now and in the future."

The hall is now open seven days a week for visitors to enjoy and have light refreshments at the cafe. It will soon be possible to book guided tours and find out more about the unique history and restoration of the building. 

Restoration Plans Approved For Blackburn’s Exchange Building

A £9m restoration plan for a Grade II listed building in Blackburn has been approved. The Exchange was built in 1865 in the Victorian gothic style to serve as a cotton exchange during the town’s heyday at the height of the North west’s textile industry. 

The Lancashire Telegraph reports that Darwen Council have granted permission for the upgrade of the heritage building on King William Street. The approval is granted with a set of conditions that are intended to preserve the original character of the building. The interior is decayed, including historic plasterwork that is in a poor condition. 

The restoration will see the main storey of the building transformed into an open-plan performance and exhibition space, with a mezzanine floor containing a cafe and bar.    

The council's growth boss, Cllr Quesir Mahmood, said: "I am really delighted to see this building brought back into use. It is iconic and historic. Everyone who visits the area comments on the magnificence of the building."

Operations Director, Caer Butler said: ‘We are delighted with the successful outcome of the approval for The Exchange’s whole building application.”

“This momentous moment enables Re:Source Blackburn, the charity that owns The Exchange to move full steam ahead with our major grant funding applications to achieve our vision to bring this magnificent building back to life as a vibrant venue in Blackburn town centre.”

The owners of the heritage venue aim to make the Cotton Exchange a key visitor destination in the town, alongside Blackburn Museum and Art Gallery, The Making Rooms, and The Bureau. They also aim to make it an affordable and accessible space for performing arts societies, clubs, and organisations.

Top Tips To Choose The Right Ceiling Rose For Your Property

Ceiling roses are a common feature of historical homes, particularly from the Victorian and Georgian eras. If you are lucky enough to own a period property with an original plasterwork feature, you may have considered having it restored to its former glory. This takes highly specialised skills and materials, so it’s best to leave it to the professionals.

Contrary to popular belief, ceiling roses are not just for period properties. They can be fitted to any style of property, adding a touch of charm and sophistication to the decor. They can even be the focal point of the room if you want to go for a particularly large and ornate option. 

A plaster rose is not just a decorative feature; they also serve a practical function, framing the join between the ceiling and the light fitting and protecting the plasterwork from cracks and stresses, and concealing any existing imperfections. Originally, they were designed to protect the ceiling from the heat of gas or candle lights. 

What style of ceiling rose should you choose?

There are no rules about what type of rose you should install, but if you already have a period property with plenty of original features, then you will probably want to pick a style that is in keeping with the era. In terms of the size, again there’s no rigid rules, but consider the height of the ceiling and the dimensions of the room.

For example, a high ceiling will suit a larger and more decorative rose, otherwise the impact will be lost. A smaller room will be best suited to a smaller rose that is appropriate for the size of the light fitting. If you are uncertain about what size will look best, then try cutting out a paper disc in a contrasting colour to your ceiling and lightly fix it in place.

Georgian ceiling roses

The Georgian era spans from 1714 to 1837, and it was a time of great social and cultural change. House building expanded rapidly, and contrary to popular belief even modest terraced homes featured simple decorative plasterwork mouldings. However, sometimes this could be a method of covering up poor building work and defects in the surface.

Grander homes featured plasterwork influenced by the Rococo style, which was highly decorative and often incorporated natural forms such as shells, leaves, fish, birds, and flowers. In the later Georgian era, this extremely flamboyant and theatrical style gave way to more restrained neo classical styles. 

Victorian ceiling roses

The Victorians had a bold approach to interior design, and restraint and subtly were not on their agenda! The Victorian era (1837-1901) was a time of great change and progress, and the industrial revolution created a newly wealthy middle class who were keen to flaunt their status. 

This attitude was reflected in interior design styles that were dressed to impress. Cornices and ceiling roses typically featured ornate fruits, flowers, leaves and vines. They are beautifully intricate and will really bring the wow factor to any room in the house. 

It is not necessary to have a Victorian home in order to install this style of ceiling rose; it can bring character and charm to any property and blend well with a more modern interior decor scheme. 

Edwardian roses

The Edwardian style tended to be plainer and less intricate than the Victorian style of plasterwork. The era was brief (1901-1910) but influential in its departure from the more ostentatious era of the Victorians. This is not to say that they are uninteresting; but typically they are more restrained. 

Some roses from this era featured acanthus leaf rings, or simple spun plaster designs. They are elegant and require less dusting than more intricate plasterwork!

Art Deco ceiling roses

The Art Deco era flourished in the interwar period, beginning in Paris and spreading across the Atlantic to the USA during the 1920s. It was influenced by the popular Art Nouveau movement, which featured flowing curved lines and was based on natural forms such as leaves and flowers. 

The Art Deco style moved towards more geometric and streamlined shapes such as sunbursts, chevrons, triangles, and zigzags. It is a very distinctive and eye-catching style that will suit any type of property.

Government Removes Barriers To Retrofitting Historic Homes

Homeowners who want to upgrade the energy efficiency of historic homes will find the process easier after the government published new plans. 

In a press release, the Department for Levelling Up, Housing and Communities gave details of the plans, which will allow low carbon heating improvements to be made to older homes of architectural interest.

Listed building restoration projects are carefully regulated to protect the heritage of the nation, and avoid unsightly or inappropriate changes being made that would damage the original character of the building and its surroundings. 

However, owners of properties built before 1919 often have to pay higher energy costs due to the lack of modern energy efficiency measures in their homes. Gaining planning permission to make changes such as installing double glazing, solar panels, or ground source heat pumps can be a slow and difficult process.  

Even if planning permission is granted, it may be necessary to use specific materials that are costly to source and require specially trained contractors to install. As well as relaxing planning rules, the new plans will address skills shortages in the heritage building sector. 

The changes will cover listed buildings and also those that fall within conservation zones, which makes up around 10% of the UK’s overall housing stock. Obtaining permission to retrofit energy efficiency measures will be easier, and the means to carry them out will be more accessible.

Minister for Housing and Communities Baroness Penn said:  “Our historic homes are the jewel in the crown of this country’s heritage and must be protected. ”

“This review will ensure they are preserved for future generations to enjoy, while also improve the lives of those who live in them by reducing their energy costs, supporting us in our shared goal to reach Net Zero by 2050.” 

Minister for Arts & Heritage Lord Parkinson of Whitley Bay said: “People who own and live in historic homes are their custodians, and want to take responsible action to protect them for the benefit of generations to come.”

“That isn’t always as straightforward as it should be, so this review has looked at how we can make it easier, while continuing to protect our historic environment.”

The government also intends to make information available that is transparent and easily accessible to all, so that historic building owners understand their rights and responsibilities. 

Duncan Wilson, Chief Executive of Historic England, said: “Historic England welcomes this Energy Efficiency Review and the positive actions it highlights. Historic buildings can and must accommodate change if they are to play a crucial role in helping the UK to transition to Net Zero.”

He added: “This review demonstrates that heritage needn’t be a barrier and identifies opportunities to unlock the potential of historic buildings in England to contribute to meeting our Net Zero target.” 

Historic England is currently training its staff in energy efficiency awareness, and how to support the owners of historic buildings to make upgrades without damaging the unique qualities of the building.