Case Study: The Cost of Cutting Corners with a Listed Building Application
Table of Contents
Introduction
Listed Building work is notoriously detail-oriented. The devil, as they say, is truly in the details. Unfortunately, we recently encountered a case highlighting the importance of appointing the right professional from the start – a hard lesson for a client who thought they were saving money but ended up with a project they couldn’t afford to complete.
The Background
A client approached us after receiving Planning Permission and Listed Building Consent for their property. They had opted for a cheaper alternative to using an architect, drawn in by the promise of a fixed fee and quick results. Unfortunately, this choice leads to significant complications.
The individual that they hired had prepared drawings and completed a heritage impact assessment, but no comprehensive survey of the building was undertaken. The heritage impact reports were based on assumptions, not evidence, and the Listed Building Application was completed without the depth of understanding such projects demand.
While the planning permission was granted, the Listed Building Consent approval came with a series of pre-commencement conditions – conditions that required detailed information about the building’s structure, materials and proposed works. Without meeting these conditions, the project couldn’t proceed to the construction phase. That’s when the client came to us.
The Problem
The client’s initial excitement about receiving their planning permission quickly turned to frustration as they realised that they couldn’t start work without fulfilling the Listed Building Conditions. These conditions required:
- A detailed measured survey of the property
- A comprehensive report on the building’s historic fabric, including materials and structural elements.
- Revisions to the proposal based on an accurate understanding of the building’s heritage value.
- The appointment of other consultants, including structural engineers and heritage specialists.
When we reviewed the approval, it was clear that the project needed to be re-visited from the beginning. Unfortunately, this meant additional costs and delays – something that the client had not budgeted for or planned.
Why did this Happen?
The root of the problem is the initial decision to cut costs by hiring someone without the expertise and experience required for dealing with a Listed Building Application. While the promise of fixed fees and a quick turnaround was appealing, it came at the expense of proper preparation and foresight.
- No Measured Building Survey – Without an accurately measured building survey, key details about the structure and condition of the building were overlooked.
- Assumptions vs. Experience – The heritage impact assessment lacked the depth and understanding necessary for a Listed Building, leading to an unrealistic proposal.
- Lack of Coordination – The absence of early-stage collaboration with consultants meant the issues were ignored until the conditions were imposed.
The Outcome
After discussing the situation with the client, we explained what was needed to enable us to move forward with their project:
- Conducting a Full Survey – A detailed survey was essential to understand the building condition, provide accurate measures and generally inform the project and the design team.
- Re-evaluating the Proposal – We needed to reassess the approved plans to determine their feasibility and compliance with the Listed Building Conditions.
- Engaging Specialist Consultants – Heritage Consultants, structural engineers and other professionals were required to provide detailed information to fulfil the conditions.
This additional work came with significant cost implications. By this point, the client’s budget had been severely impacted, leaving little room for the actual construction phase. With heavy hearts, both we and the client realised that the project had become unviable for their current budget. The building remains untouched, another piece of Cornwall’s heritage left to deteriorate.
The Lesson Learnt
This case shows the importance of appointing the right professionals from the beginning. While architects and heritage consultants may seem more expensive up front, their expertise ensures that projects are approached holistically, with potential challenges identified and addressed early on.
Had we been involved from the start, we could have:
- Conducted a proper understanding and feasibility study of the project ambitions for the client and informed those design decisions early on.
- Prepared thorough and accurate drawings and details alongside the heritage consultant as part of the heritage impact assessment.
- Collaborated with other consultants to address potential conditions proactively.
- Explored alternative solutions and budget-friendly options to meet the client’s goals.
The result would have given the clients a realistic plan: a project that potentially was achieved and within budget, or, an informed decision not to invest and proceed.
A Final Thought
When dealing with Listed Buildings, shortcuts often lead to dead ends. Proper planning, informed advice, and early collaboration are essential to protecting both the budget and the heritage of the building. At Rowett Architecture, we understand the complexities of Listed Buildings and are here to guide you through every step, from the initial feasibility to the final approval.
Let this be a reminder: investing in the right team at the outset isn’t just an expense – it’s the basis of your project.
If you’re considering work on a Listed Building, get in touch with us today. Let’s ensure your project is a success from the very start.
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