ISSUED BY THEPLANNINGSERVICESDIVISION

SUPPLEMENTARY PLANNING GUIDANCE:

REPAIRS ANDALTERATIONS

TO LISTED BUILDINGS

CONTENTS

1 INTRODUCTION

2 THE CITY COUNCIL’S POLICY RELATING TO LISTED BUILDINGS

3 THE LISTING OF BUILDINGS

4 MAKING AN APPLICATION FOR LISTED BUILDING CONSENT

5 GENERAL PRINCIPLES FOR WORKS TO LISTED BUILDINGS

6 REPAIRS AND ALTERATIONS: DETAILED GUIDANCE

INTRODUCTION

Newport has a wide variety of historic buildingsrepresenting a fascinating diversity of architecturalhistory including a Norman cathedral many parishchurches with thirteenth and fourteenth century origins,medieval castles, the finest Baroque country house inWales, many fine vernacular rural farmhouses andmanor houses, through to a rich industrial heritagewhich also spawned some fine civic pieces of Victorianand Edwardian urban architecture.

If the rich historic building stock of Newport is tosurvive it is essential that it is managed and cared for ina sensitive and appropriate way.

The following guidance contains general advice andinformation about historic buildings and their repair. It isimportant to stress that any unauthorised works to alisted building are a criminal offence. If in any doubtabout works that affect a listed building please contactThe City Council’s Conservation Officer for furtherinformation who can advise on programmes of repair oralteration to listed buildings.

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THE CITY COUNCIL’SPOLICIES RELATING TOLISTED BUILDING

Introduction The main legislation concerning listed buildings iscontained in the Planning (Listed Buildings andConservation Areas) Act 1990. Further governmentadvice is contained in the Welsh Office Circular, 61/96Planning and the Historic Environment, Historic Buildingsand Conservation Areas. Detailed policies are set outwithin the Unitary Development Plan.

Development control and listed buildingcontrol In considering whether to grant planning permission fordevelopment which affects a listed building or its setting,the CIty Council has a statutory duty as defined bysection 66 of the Planning (Listed Buildings andConservation Areas) Act 1990 to have special regard tothe desirability of preserving the building or itssetting or any features of special architecturalor historic interest which it possesses.Government advice is that there should be a generalpresumption in favour of the preservation of listedbuildings, except where a convincing case can be madeout for alteration or demolition.The City Council willtherefore endeavour to preserve listed buildings, theirsettings and those features of special architectural orhistoric interest that they possess.

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THE LISTING OF BUILDINGS

The statutory listThe listing of buildings is the responsibility of the FirstSecretary of the National Assembly, who is required bylaw to compile lists of buildings of special architecturaland historic interest.The City Council has a copy of thelist of such buildings in Newport which can be inspectedat the Civic Offices.

Principles of Selection The principles of selection cover four criteria:

Architectural interest: buildings which are ofimportance for the interest of their architectural design,decoration, and craftsmanship, also particular buildingtypes and techniques and significant plan forms;

Historic interest: this includes buildings whichillustrate important aspects of the nation’s social,economic, cultural or military history;

Close historical associations: with people or eventsof importance to the Welsh Nation;

Group value: especially where the buildings comprisean important architectural or historic unity or a fineexample of planning (for examples, squares, terraces ormodel villages).

In considering whether to list a building, the FirstSecretary of the Assembly is advised by Cadw,WelshHistoric Monuments who makes the assessment in thelight of these principles.

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GradingListed buildings are divided into three grades; grade I, II*and II. Grade I buildings are of exceptional interest andmake up less than five per cent of Wales’s historicbuilding stock. Grade II* are particularly important andof more than special interest while grade II buildings areof special interest which warrant every effort to bemade to protect them.The grade does not affect thedegree of protection afforded by listing.

What does listing mean in practice?As well as providing a list of buildings of historic orarchitectural interest listing confers added protection.This means that alterations can not be undertakenwithout listed building consent. Before a listed buildingcan be altered, extended or demolished, listed buildingconsent must be obtained from the City Council.It is a criminal offence to alter, extend ordemolish a listed building without listedbuilding consent.

Additions to the list A national resurvey of historic buildings is currentlybeing undertaken by Cadw,Welsh Historic Monuments,which is likely to result in significant additions to thestatutory list of buildings of special architectural orhistoric interest. Newport City Council has beenpartially resurveyed (approximately 30%), and theremainder including the Town Centre and Caerleon is tobe resurveyed before the year 2005.The City CouncilCouncil may recommend to the First Secretaryadditions to the list as further buildings are recognisedas being of special architectural or historic interest. ABuilding Preservation Notice may be placed on abuilding if necessary, pending its addition to the list.

The extent of listingThe list descriptions are intended mainly foridentification purposes and are rarely a comprehensiverecord of all features of interest.They should not berelied upon to determine whether or not listed buildingconsent is required for works to a listed building.It is important to note that the whole of thebuilding, including its interior, is listed. Mostbuildings which lie within the curtilage of alisted building are also subject to listed buildingcontrol, even if they are not specifically mentioned inthe list description. In addition, objects fixed to thebuilding may be considered to be part of the listedbuilding (see section 6).

The effect of listingOnce a building is listed, listed building consent isrequired for any works of total demolition, or for thealteration or extension of the listed building in anymanner which would affect its character as a building ofspecial architectural or historic interest. Listed buildingconsent is required for internal as well as externalworks.

Enforcement To carry out work to a listed building withoutconsent is a criminal offence and can result insevere fines and even imprisonment. Works tolisted buildings, therefore, should never be carried outwithout consent.Where alterations to a listed buildinghave been carried out without consent and are found tobe unacceptable, the City Council Council may eitherseek to prosecute those responsible or serve a listedbuilding enforcement notice. Reports of unauthorisedworks to a listed building will normally result in a sitevisit by a Council officer within 24 hours of the report.

MAKING AN APPLICATIONFOR LISTED BUILDINGCONSENT

How to make an application Applications for listed building consent are made to theCity Council Council.There is no fee. Some works mayalso require planning permission or advertisementconsent. Forms are obtainable from Planning Receptionat the Civic Offices, or by telephoning 01633 232730

Application drawingsApplications should be supported by drawings showingclearly and accurately using a metric scale, the existingbuilding and the proposed alterations. In most casesplans and elevations at a scale of 1:50 will suffice.Theseshould be clearly annotated to show the extent ofretention and/or removal of the existing features andfabric of the building. Alterations to decorative featuressuch as windows, doors and railings usually requiredrawings at a smaller scale such as 1:20 or even full size.Additionally, some works may best be described in amethod statement, specification or schedule of works.The existing building, including any features of interest,should be clearly recorded. Good quality datedphotographs of historic features, cross-referenced todrawings are helpful.These should always be includedwith proposals for major alterations or refurbishment.

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Supporting information Proposals for major refurbishment may need to besupported by a report on the history and developmentof the building.This should identify the age of thebuilding, evidence of original floor plans and elevations,the physical development of the building, and any otherrelevant information such as evidence of past repairs.Schemes for alterations to listed buildings should beprepared by professionals with appropriate expertise.

Applicants may be asked to justify theirproposals, especially where a change of use ordemolition is proposed. It may be necessary toprovide clear and convincing evidence aboutthe viability of existing and proposed uses orabout technical and economic constraints onthe use of a building.

How the application is processedApplications will be dealt with by the City CouncilCouncil’s Conservation Officer who has expertise inhistoric building matters he/she will be able to giveadvice regarding the need for consent, and may visit thebuilding either before or after the application is made inorder to assess whether the proposals are acceptable.Where an application is considered partiallyunsatisfactory the applicant or agent will be contactedto discuss revisions.

The listing grade is clearly a material consideration in theexercise of listed building control. However, it isimportant to note that the statutory controlsapply to all listed buildings, of whatever grade.This includes the control over internal andexternal alterations of all grades includinggrade II buildings.

Consultations The Council will consult national and local amenitysocieties and other interested parties as appropriate.Applications for listed building consent may beadvertised in the local newspaper, and may be thesubject of a notice displayed outside the property.Further guidance to the procedures for dealing withlisted building applications is set out in Welsh OfficeCircular 61/96, Historic Buildings and ConservationAreas.

Special proceduresCertain categories of listed building, namely ecclesiasticalbuildings, crown buildings, and buildings owned by theCouncil, are subject to special procedures. Ecclesiasticalbuildings of certain denominations are exempt fromlisted building control, where these are in use forecclesiastical purposes.The extent of ecclesiasticalexemption is defined in The Ecclesiastical Exemption(Listed Buildings and Conservation Areas) Order 1994,and further guidance is set out in Section 5 of Circular61/96.The following denominations have set up internalsystems of control which qualify for the exemption ofnormal statutory control through the 1990 Act.Theseinclude: Church in Wales,The Roman Catholic Church,the Methodist Church, the Baptist Union of Wales, andthe United Reformed Church. All other denominationsand faiths are to be controlled by the secular system inthe usual way.

Investigative worksIn some cases investigative works may be necessary toestablish the condition of the building before proposalscan be finalised. Consideration should always be given tonon-destructive techniques such as the use of fibre-optictubes, and boroscopes.Where these are not sufficient,the extent of opening up works should be clearlydefined and agreed in advance with the City CouncilCouncil before any works are undertaken.

The decision In the majority of cases a recommendation will be madebetween six and eight weeks after a valid application hasbeen made. Delays may occur where insufficientinformation has been included with the application, orwhere negotiations are necessary to amend theproposals. In all applications where the local planningauthority is minded to grant listed building consent,except for internal alterations to grade II buildings, theapplication must be referred to the National Assembly.Cadw has twenty eight days to consider the application.In very exceptional cases the First Secretary may requirethat the decision be “called in” for determination.

If consent is granted it is likely to include conditions.These may require the submission of furtherinformation before work commences. All conditionsshould be read carefully and must be complied with. Ifconsent is refused, the applicant has the right to appealto the National Assembly.

Variations to approved schemesIn cases where a variation is required to an approvedscheme of works during the course of construction, forexample where the extent of demolition orreplacement works found necessary exceed theapproved works, consent will be required. In all casesthe actual variations proposed should be identifiedclearly on a drawing, and the City Council’s viewobtained in writing, before work is carried out on therelevant part of the scheme. In the case of very minorvariations the City Council may decide that the variationis non-material. However, in all other cases a formalapplication for listed building consent will be required.

GENERAL PRINCIPLESAPPLIED WHENCONSIDERING WORKS TOLISTED BUILDINGS

Evaluation of listed buildings Circular 61/96 sets out the general criteria to be takeninto account in considering all listed building consentapplications:

i) the importance of the building, its intrinsicarchitectural and historic interest and rarity, in bothnational and local terms;

ii) the particular physical features of thebuilding (which may include its design, plan, materialsor location) which justify its inclusion in the list: listdescriptions may draw attention to features of particularinterest or value, but they are not exhaustive and otherfeatures of importance (e.g. interiors) may come to lightafter the building’s inclusion in the list;

iii) the building’s setting and its contribution tothe local scene, which may be very important, e.g.where it forms an element in a group, park, garden orother townscape, or landscape, or where it sharesparticular architectural forms or details with otherbuildings nearby;

iv) the extent to which the proposed workswould bring substantial benefits for thecommunity, in particular by contributing to theeconomic regeneration of the area or the enhancementof its environment (including other listed buildings).

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Uses for listed buildings The best use for a listed building is very often that forwhich it was originally designed. In many cases this usecan be continued satisfactorily, but some buildings werepurpose designed for uses that are no longer requiredand if left empty, neglect becomes a considerable threat.In these circumstances, change of use of a building maybe suitable, if it will result in the preservation of anhistoric building and if it can take place withoutsignificant alteration or loss of character and is consistentwith other policies of the development plan.

Demolition of listed buildingsThe general presumption is that all buildings onthe statutory list will be preserved because oftheir architectural and/or historic interest. Theremay, however, be a few exceptional cases wherepermission for demolition may be granted. Circular61/96 sets out the criteria to be used by the CityCouncil in assessing proposals for the total demolition ofa listed building. Proposals involving total demolition of alisted building will be subject to consultation with thenational amenity societies, as well as being referred toCadw.

Alterations to listed buildingsIn general, works to listed buildings should:

a) RETAIN historic fabric and features of architectural or historic interest in situ.

b) REPAIR all damaged historic fabric or features,rather than replace them.

c) REINSTATE missing architectural features where there is clear evidence of their original appearance.

The City Council will generally expect to see theoriginal structure of any listed building preserved.Alterations must often be restricted to a modest scale,and the Council will not necessarily accept that minordefects are a justification for major reconstructionworks.Where repair, alterations or extension works arenecessary, they must relate sensitively to the originalbuilding and will require craftsmanship and professionalskill of a high standard. In almost all cases the materialsused for alterations, extensions or repairs should matchthe original.The use of non-traditional materials will notnormally be acceptable.

Detailed guidance regarding repairs and alterations tolisted buildings is set out in Section 6.

Maintenance and protection of listedbuildings Regular maintenance is essential to the long-termpreservation of listed buildings. Prompt action to remedyminor defects will prevent costly and disruptive repairsat a later stage. Routine maintenance is theresponsibility of the owners of a listed building, and mostowners undertake such works in a careful andresponsible manner.However, some listed buildings in Newport suffer fromneglect, especially where they are vacant and with noimmediate prospect of a new use. If the necessaryrepairs are not carried out, then the City Council mayintervene to ensure the preservation of a building eitherby issuing a repairs notice, or in the case of a vacantbuilding, by carrying out emergency repairs, and seekingreparation from the owner by placing a charge againstthe property. Grants are available as resources permitfrom a number of sources, including the City Council,where special work or materials may be beyond themeans of owners.

All buildings are at some risk of fire, theft or accidentaldamage.The theft of architectural features is a particularproblem with empty buildings, and owners are advisedto take special precautions against such loss.Valuablearchitectural features should always be carefullyrecorded and insured for their full replacement value.Owners are advised to carry enough insurance cover tomeet their statutory and contractual responsibilities toreinstate and repair damage after fire, theft or othercatastrophes.

Extensions to listed buildingsWhere extensions to listed buildings are proposed theseshould relate sensitively to the original building.Proposals for roof extensions may be unacceptablewhere the form or fabric of the roof is of specificarchitectural or historic interest. In some cases listedbuildings are capable of being extended withoutdamaging their character, subject to sensitive handling ofscale and detail. In other cases extensions would detractfrom the uniformity of a formal group of buildings, orfrom the integrity of a particular design, and willtherefore be unacceptable in principle.

The setting of listed buildingsThe setting of a listed building is often an essential partof the building’s character, especially where it stands inits own garden or grounds.The City Council will payspecial regard to the desirability of preserving the settingof listed buildings in considering applications for planningpermission or listed building consent which affect listedbuildings.

6REPAIRS AND ALTERATIONSDETAILED GUIDANCE

Note:The guidance that follows is concerned principallywith works which require listed building consent, andreflects guidance set out in appendix to Annex D ofCircular 61/96.There is a great variety in the character,period and materials of buildings in Newport, and theadvice given will not be applicable to every situation thatarises.

ROOFSThe detailed form, structure and materials of historicroofs are almost always of interest, and the presumptionwill be in favour of their retention.

ROOF COVERINGS Original roofing materials such as naturalWelsh slate, stone and clay tile and leadshould always be retained and repaired.Theirreplacement by modern substitute materials isalmost always unacceptable. Any decorativefeatures such as cresting, decorated ridge orhip tiles, finials etc. should be retained andrepaired as necessary.

Leadwork to gutters, flat roofs,flashings and weatherings should

be carefully specified in termsof its thickness,

sheet size andjointing toensure durability,

CHIMNEY STACKSChimney stacks are importantfeatures which normally should beretained, even if no longer in use,particularly where they form partof the original structure orcontribute to the roofscape.Chimney pots should generally beretained in position and replaced where missing.Surviving eighteenth and nineteenth century pots can beof historic interest in their own right, and should becarefully retained and repaired.

EXTERNAL DECORATIVEFEATURESOriginal decorativefeatures (and laterfeatures which addto the architecturalor historic interestof the building)should be retained.The City Council will encourage the reinstatement ofmissing architectural features, where there isclear evidence of their original appearance.Features such as porches, parapets, balconies,verandahs and architectural mouldings areimportant, and their original form shouldbe respected. Carved details in stone ortimber, moulded brickwork andterracotta, statuary, murals, mosaics,ornamental ironwork should beretained.Where decorative featuresrequire repairs, these should becarried out by suitably skilledconservators and/or craftsmen.

MASONRYThe original facing materials with which a building wasconstructed should remain exposed. Recladding ingeneral including pebble and spar-dashing,the rendering of brickwork and thepainting of brick, stone, terracotta orcomposite stone will not normally bepermitted. Repairs to brickwork shouldaccurately match the bond, colour, texture,dimensions and pointing of the originalbrickwork. Any features such as rubbedbrick arches or decorative mouldingsshould be retained, and where necessary repaired orreinstated.

LIME RENDERRerendering with hard cement-based render is one ofthe principal causes of decay in historic masonry, andcan cause irreversible damage to external wall surfaces.Cement-based renders are less porous than those madewith lime, and can trap moisture in the wall or drive itelsewhere, thereby accelerating decay.Repairs to renders should normally be based on the mixand appearance of the original work.Traditional renderswere almost always based on lime which had beenslaked to a putty.These renders are more vapourpermeable than modern cement-based renders, but canbe equally durable.The choice of aggregate is critical inachieving a suitable mortar.The City Council mayrequire details ofproposed rendermixes to ensurethat they areappropriate forthe circumstances.

STUCCO AND RENDER Existing stucco or render should not be stripped off toexpose brick or stone where these were neverhistorically exposed. Some buildings in Newport arefinished in stucco or Roman cement renders.Theseexhibit smooth surfaces, sharp angles, and mock joints inimitation of stone ashlar,and are generallyenriched by architecturalmouldings run or cast inplaster. Repairs oralterations to suchmaterials should retain asmuch as possible of theoriginal fabric, and shouldfaithfully reproduce theform, texture and materials of the original work.

POINTING Pointing can significantly affect the appearance anddurability of masonry. Poorly done it can damagemasonry beyond repair and ruin it for ever. Repointingshould be restricted to those areas where the existingpointing is substantially decayed; wholesale repointing israrely necessary.The old mortar should becarefully cut out with hand tools as the use ofmechanical cutters or disc grinders can behighly damaging. Repair mortars shouldnormally be based on the mix andappearance of the original work. Mortarshould always be weaker and morepermeable than the masonry in which it isplaced.The joint finish should match theoriginal and weather struck and ribbonpointing should be avoided.The City Councilmay require details of proposed mortar mixes to ensurethat they are appropriate for the circumstances. Samplepanels of pointing work may also be necessary toestablish an agreed standard of work. Any change in thecharacter of the existing pointing may require listedbuilding consent.

EXTERNAL PAINTING Painting the outside of a listed building requires consentwhere this affects the special architectural or historiccharacter of the building. Previously unpainted surfacesshould not normally be painted over. Cement basedmasonry paint should never be used.

EXTERNAL CLEANINGMasonry surfaces can easily be damaged byinappropriate cleaning, and in many cases it is best toleave them undisturbed. External cleaning of buildingswith water and brushes does not normally require listedbuilding consent. All the same, cleaning with water canlead to saturation of the walls and outbreaks of dry rotin built-in timbers. Other methods of cleaning stone orbrickwork may be appropriate but can have a markedeffect on the character of the building and will generallyrequire listed building consent.The Council thereforerequire that cleaning methods are carefully specified andappropriate for the circumstances.Where proprietarymethods are to be used a method statement should besubmitted for approval. Cleaning should only be carriedout by specialist firms and under close supervision.

DOOR AND WINDOW OPENINGSDoor and windows openings should retain their originalsize, proportions and detailing, including historic cill andlintel details.The depth towhich window frames areset back from the face ofthe building is a significanthistorical feature whichshould be maintained.

EXTERNAL DOORS Original and historic doorsshould be retained, togetherwith any associated featuressuch as doorcases, surrounds,fanlights and door furniture.Doorways which becomeredundant should bemaintained as dummy doorswhere they contribute to thearchitecture or historicinterest of the building.Where historic doors arebeyond repair they should be carefully reproduced tomatch the original design, re-using the original mouldingsand decorative features if possible. Modernmass-produced doors are almost alwaysinappropriate, and painted doors should notbe replaced with stained or varnisheddoors.

WINDOWS Original and historic windows should beretained, or where beyond repair, theyshould be replaced with purpose-madecopies.These should accurately match thedimensions, details, materials and finish ofthe original windows. It is often proposed toreplace existing windows in order to returnto a more consistent or historic window pattern. Such

proposals will be judged according to thehistoric value and condition of the existingwindows and the evidence for thepreferred glazing pattern.

Decorative elements associated with windows such asshutters, blinds, hoods and cill-guards should be retainedand repaired. Historic glass, whether decorative or plain,should be retained, and carefully protected from damageduring building works.The installation of double glazed units is usuallyincompatible with the retention of historic windowstypes due to the thicker glazing bars required.Secondary glazing is more likely to be acceptable,although this too may be damaging to the fabric andappearance of some interiors. Listed building consent forsuch works will only be granted where these can becarried out without damaging the external appearanceof the building or the integrity of historic interiors.

SHOPFRONTS Traditional shopfronts should always be carefullypreserved. Proposals to replace modern shopfronts witha more historic style of shopfront will be judgedaccording to the quality of the existing shopfront andthe evidence for the preferred pattern.Proposals for the introduction of security measures willbe judged according to their impact on the appearanceof the shopfront, and on the architectural or historiccharacter of the building. Solid metal shutters are almostalways unacceptable.The use of security glass and/orinternal brick-bond grilles are more likely to beacceptable. See the Newport Shopfront Design Guidefor further detailed information.

Alterations to listed shopfronts usually require planningpermission as well as listed building consent. In manycases signs willrequireadvertisementconsent in additionto listed buildingconsent.

PAVED AREASAreas of historic paving, such as Pennant stone flags,should be carefully repaired.They have a patina of agewhich can easily be destroyed by thoughtlessreplacement. Natural stone steps, pavings and kerbsshould not be replaced by artificial substitutes or byinappropriate alternatives.

IRONWORK Some listed buildings in Newport are enlivened by theuse of wrought ironor cast iron for itemssuch as railings,balconies, lampbrackets and coal holecovers.These featuresshould be retainedand regularlymaintained.The repairof ironwork is alwayspreferable toreplacement, butrequires specialistguidance and craftskills.Where replacement of ironwork is necessary, great careshould be taken to ensure that the new work accuratelyreplicates the original in all details.This normally requirescareful measurement and survey of the existing work,

the preparation ofclear workingdrawings, andaccurate specificationof the techniques,materials and finishesto be used. Mild steelshould not be usedto substitutesurviving wroughtironwork.

EXTERNAL SERVICES AND FITTINGS Pipes, ducts and cables should always be carefully routedand located in the least obtrusive locations. Externalservices or fittings will require listed building consentwhere they affect the character of a listed building.Theseinclude satellite dishes, burglar alarms, meter boxes,security cameras, light fittings, flues and trunking.TheCouncil will need to be satisfied that such additions arenecessary, and have been designed and located tominimise their impact.Where such proposals areconsidered to harm the appearance or character of alisted building, consent will be refused.

INTERIORS Consent must be obtained forall internal alterations whichaffect the special architectural orhistoric character of a listedbuilding, whatever the grade.Proposals for the refurbishmentof listed buildings should besupported by drawings which clearly identify all featuresof interest, and confirm their retention. Such featuresmay include chimney pieces, plasterwork, panelling,doors and door surrounds, staircases and balustrades.These should always be fully protected from damageduring the course of any works on site.

PLAN FORMThe plan form of a listed building is usually of greatimportance. It provides evidence of how a building wasused and its radical alteration will almost always destroysignificant elements of historic fabric. Even comparativelyminor alterations such as the introduction of newinternal doors can alter the character of a room and theways in which a building is used. In general, originalpartitions should be preserved.There may, however, be more flexibility in areas ofsecondary importance than in the main rooms andspaces.

ROOM PROPORTIONS The size and shape of rooms are fundamentalcharacteristics of listed buildings.The sub-division ofrooms, the introduction of fire lobbies and theinstallation of suspended ceilings or raised floors shouldbe avoided where a room is of architectural or historicinterest.

PARTITIONS Original lath and plasterpartitions are an importantelement in historic interiorsand should normally beretained.They may also beimportant structurally andthey should not be alteredwithout a full understanding of their significance in thestructure of the building. New partitions, if acceptable,should be scribed around any ornamental plastermouldings or skirtings.

STAIRCASESStaircases are frequently the most important feature ofan interior, and their form, position and detailing shouldalways be respected.The extension or relocation ofhistoric staircases will in most cases be unacceptable.Secondary staircases may also be of interest and shouldnormally be retained.

In retail premises, staircasesproviding direct access to upperfloors from street level should beretained to facilitate the re-use ofaccommodation.

CHIMNEY PIECESThe fireplace is frequentlythe visual focus of a roomand should always beretained. Chimney piecesvary from the extremelylavish to the very modest.Both, in their own way, are important. Chimneypiecesmay also have historic grates and firebacks.These shouldbe retained. Even if the chimneypiece itself is missing, thechimneybreast is an important feature and should notbe removed. Historic fireplaces are particularlyvulnerable to theft and the Council recommends thatthey should be photographed, measured, adequatelyinsured and protected from theft or accidental damageduring building works. If historic fireplaces are removedor stolen from listed buildings the Council may insist ontheir replacement with facsimile reproductions orsuitable historic replacements of proven legitimateprovenance.

PLASTERWORKDecorative cornices, ceilings and wall decorations shouldbe retained in situ. In some cases, where they are badlydamaged, they may be replaced in facsimile, but anapproximate copy will not be acceptable. Plainmouldings can also be important and should not beremoved or altered without goodreason.Where removal is unavoidable,they should generally be replaced infacsimile. Plain plasterwork to ceilingsand walls should not be stripped out.It is frequently capable of anindefinitely extended life, and unless itis damaged, it should be retained.Original lime plaster should berepaired using matching materials.Gypsum based plasters lack thedurability of traditional lime plasters.

JOINERY Original panelling, doors,window shutters,window and doorarchitraves, skirtingboards, dados andpicture rails should beretained, or if missing,reinstated. Historicshelving, cupboards, bedrecesses or linen storesshould also be retained where theseare of importance.

FLOOR FINISHESHistoric floor finishes such as, stone flags and oldboarded floors, especially early wide oak or elm boards,should be maintained and repaired.Wherenew floor boards are needed they shouldmatch the width, thickness and materials ofthe original boards.The laying and relayingof stone flagged floors can be highlydamaging to the historic appearance of oldfloors.Where this cannot be avoided theoriginal floor should be carefully recordedbefore work commences, and relaid to the

original pattern.

FIXTURES AND FITTINGSAny object or structure which is fixed to a listed buildingis treated as part of the listed building and normallycannot be removed without consent. Examples mayinclude door and window furniture, chimneypieces andgrates orfixedfurniturewhich formspart of thedecorativeensemble. Inall cases, ifthesefixtures andfittingscontribute tothearchitecturalor historicinterest ofthe building, they should be retained.

INTERNAL SERVICES The installation of new services such as modern heatingsystems, rewiring, security systems, smoke detectors, airconditioning and computer ducting, must be carried outin a way which does least damage to the fabric andappearance of historic interiors.Proposals for the introduction of new kitchens,bathrooms and toilets should show clearly the routing ofall sanitary pipework. Consent will not be granted unlessit can be demonstrated that new pipework can beintroduced without damaging historic interiors.

BUILDING REGULATIONSIn exercising its responsibilities under the BuildingRegulations, the City Council will deal sympatheticallywith proposals for the restoration or conversion ofhistoric buildings. In some cases the strict application ofthe Building Regulations may be incompatible with thesensitive repair or adaptation of a listed building. Forexample, the introduction of fire lobbies to protect theprincipal staircase in a listed building would in manycases harm the character of the interior. In such cases ajoint site visit or meeting may be necessary attended bythe Building Control Officer, and the ConservationOfficer.The City Council will seek a solution whichprovides a building which is safe and tolerable to use,and which retains its historical and architecturalcharacter.Works should be carried out sensitively, and shouldrelate sympathetically to the historic character of thebuilding.The City Council may ask for detailed drawingsto show, for example how doors are to be upgraded forfire protection, or how floors are to be upgraded forsound insulation. Applicants are advised to check thattheir proposals conform to the requirements of theBuilding Regulations and Environmental Healthregulations, so that any difficulties can be identified andresolved at an early stage. Failure to do so may result incostly delays.

ACCESS The City Council recognises the importance of dignifiedeasy access for disabled people to and within historicbuildings. Applicants will be expected to demonstratethat accessibility issues have been taken into account inplanning applications affecting existing buildings, includingbuildings which are listed. In many cases improved accesscan be provided without harming the historic orarchitectural character of the building, for example bycareful positioning of handrails. In those cases wherethere is conflict, professional skill and judgment areessential to assess the relative importance of access inan historic building. Such decisions must take intoaccount the degree of historic importance of thebuilding, both in its design and fabric, relative to thebenefit of the improved access.

STRUCTURAL ALTERATIONSAlterations to the historic fabric of a listed buildingrequire consent, even where these are not visible.Theoriginal structure of floors and roofs are often ofconsiderable interest and should always be maintainedand repaired. Poorly considered structural works canlead to the partial or total collapse of listed buildings,and where major alterations are necessary the CityCouncil may ask for a method statement to ensure thatthe techniques used and the sequence of works areappropriate. Proposals for structural alterations to listedbuildings, such as underpinning, rebuilding, floorstrengthening and replacement of structural members,should always be supported by a detailed assessment ofthe problem by a suitably experienced engineer.

DAMP AND TIMBER DECAY Regular maintenance is the key to the long-term survivalof historic building fabric. Failure to prevent wateringress including leaks from gutters, downpipes andinternal services, and poor ventilation of hidden voidscan lead to the presence of dry rot. Proposals for dryrot eradication should always be discussed with theCouncil, and in some cases may require listed buildingconsent.Wholesale stripping out of the affected areascombined with the intensive use of chemical fungicidescan be highly damaging to historic interiors, and may notbe effective in the long term. Consideration shouldalways be given to the root causes of the problem, suchas poor maintenance, and the need for futuremonitoring.

The eradication of decay is best achieved byenvironmental control.The elimination of sources ofdampness can successfully treat dry/wet rots and Beetleinfestations. Historic timber should never be removedunless its structural integrity has been affected beyondrepair.

For further information on alterations to listed buildingscontact:The Conservation OfficerPlanning ServicesCivic CentreNewportSouth Wales NP20 4UR

or telephone on 01633 232163