20 - Conservation and Restoration Flashcards
Conservation and Restoration - Extract from Candidate Guide - Aug 2018 (updated Feb 2022)
What factors would you consider when assessing heritage ? HACE
Historical value - Historical value derives from the ways in which past people, events and
aspects of life can be connected through a place to the present. It tends
to be illustrative or associative.
Aesthetic value - Aesthetic value derives from the ways in which people draw sensory and intellectual stimulation from a place.
Communal value - Communal value derives from the meanings of a place for the people who relate to it, or for whom it figures in their collective experience or memory.
Communal values are closely bound up with historical (particularly associative)
and aesthetic values, but tend to have additional and specific aspects.
Evidential value - Evidential value derives from the potential of a place to yield evidence about past human activity.
What is the lime cycle ?
“1 - Limestone = Calcium Carbonate
Roasted / Heated
Producing Quicklime / Calcium Oxide
Water added
Producing Slacked lime / Calcium hydroxide
Applied to building material etc
Absorbs CO2 which turns back into limestone / calcium carbonate”
What are typical mix of lime mortar ?
Traditional lime mortar is a combination of lime putty and aggregate (usually sand). A typical modern lime mortar mix would be 1 part lime putty to 3 parts washed, well graded, sharp sand. Other materials have been used as aggregate instead of sand.
What would you normally include within a lime mortar ?
Lime and sand
What is English Heritage ?
English Heritage cares for over 400 historic buildings, monuments and sites - from world-famous prehistoric sites to grand medieval castles, from Roman forts on the edges of the empire to a Cold War bunker. Through these, we bring the story of England to life for over 10 million people each year.
What is Historic England ?
Historic England are :
- A public body that helps people care for, enjoy and celebrate England’s spectacular historic environment
- They protect, champion and save the places that define who we are and where we’ve come from as a nation. We care passionately about the stories they tell, the ideas they represent and the people who live, work and play among them
- Work with communities and specialists we share our passion, knowledge and skills to inspire interest, care and conservation, so everyone can keep enjoying and looking after the history that surrounds us all
Do building regulations apply to listed buildings ?
- The Building Regulations only apply to new work and there is no general requirement to upgrade all existing buildings to meet these standards.
- Where a building did not comply with the Regulations before the alteration the work of alteration shall be carried out so that afterwards the building’s compliance with the Regulations is no more unsatisfactory.
- Listed buildings, buildings within a conservation area or scheduled monument are exempt from compliance with the energy efficiency requirements of this part to the extent that the requirements would unacceptably alter the character or appearance of such buildings (i.e. would be harmful to their significance in NPPF terms) (3).
What building regs may be relaxed ?
- Part L Conservation of fuel and power
* Part M Access to and use of buildings
What are the breakdown of listings ?
- Grade I buildings are of exceptional interest, only 2.5% of listed buildings are Grade I
- Grade II* buildings are particularly important buildings of more than special interest; 5.8% of listed buildings are Grade II*
- Grade II buildings are of special interest; 91.7% of all listed buildings are in this class and it is the most likely grade of listing for a home owner.
- Surprisingly the total number of listed buildings is not known, as one single entry on the National Heritage List for England (NHLE) can sometimes cover a number of individual units, such as a row of terraced houses. However, we estimate that there are around 500,000 listed buildings on the NHLE.
What is grade 1 listed building ?
Grade I buildings are of exceptional interest, only 2.5% of listed buildings are Grade I
What is the definition of grade 2 star listed building ?
Grade II* buildings are particularly important buildings of more than special interest; 5.8% of listed buildings are Grade II*
What is the definition of grade 2 listed building ?
Grade II buildings are of special interest; 91.7% of all listed buildings are in this class and it is the most likely grade of listing for a home owner.
What is the definition of an scheduled monument ?
Scheduling is the selection of nationally important archaeological sites. Although archaeology is all around us, Scheduled sites form a carefully chosen sample of them, which are closely managed.
While some change may be possible, there is a presumption that they will be handed on to future generations in much the same state that we have found them. Scheduling derives its authority from the Ancient Monuments and Archaeological Areas Act of 1979.
Our scheduling selection guides explain our approach to scheduling. For archaeological sites and monuments they are divided into categories ranging from Agriculture to Utilities and complement the listing selection guides for buildings. In each guide, a historical introduction is followed by a consideration of protection issues, together with sources of further information.
What is the definition of a conservation area ?
Local planning authorities are obliged to designate as conservation areas any parts of their own area that are of special architectural or historic interest, the character and appearance of which it is desirable to preserve or enhance (1).
Local planning authorities also have a duty to review past designations from time to time to determine if any further parts of their area should be conservation areas.
Conservation area designation introduces a general control over the demolition of unlisted buildings and provides a basis for planning policies whose objective is to conserve all aspects of character or appearance, including landscape and public spaces, that define an area’s special interest.
There are approximately 10,000 conservation areas in England.
Conservation areas vary greatly in their nature and character. They range from the centers of historic towns and cities, through fishing and mining villages, 18th and 19th century suburbs, model housing estates, country houses set in historic parks, to historic transport links and their environs, such as stretches of canal.
The special character of these areas does not come only from the quality of their buildings. Elements such as the historic layout of roads, paths and boundaries and characteristic building and paving materials all contribute to the familiar and cherished local scene.
Designation of a conservation area gives broader protection than the listing of individual buildings. All the features, listed or otherwise, within the area, are recognized as part of its character. Conservation area designation is the means of recognising the importance of all these factors and of ensuring that planning decisions address the quality of the landscape in its broadest sense.
What is a AONB ?
An Area of Outstanding Natural Beauty (AONB) is a designated exceptional landscape whose distinctive character and natural beauty are precious enough to be safeguarded in the national interest. AONBs are protected and enhanced for nature, people, business and culture.
England, Wales and Northern Ireland has 46 Areas of Outstanding Natural Beauty, covering 18% of the countryside, over a fifth of the English coast, and including 12,000 miles of footpaths and bridleways.
Who can apply for a building to be listed ? and ho do you apply to ?
Anyone via Historic England
Who can apply for a building to be de listed ?
Anyone but the original applicant.
What properties / buildings are exempt from listed building consent ?
Ecclesiastical exemption. Has to still be used as a church
What is the only suitable reason for carrying out works without LBC ?
Immediate works for health and safety reasons
What are the penalty’s for non compliance with Listed building ?
- Criminal prosecution
Under the Planning (Listed Buildings and Conservation Areas) Act 1990, it is a criminal offence to carry out or cause to be carried out any works to alter or extend a listed building in any manner which would affect its character as a building of special architectural or historic interest. It is also an offence to fail to comply with a condition of a listed building consent. This is the case even if no enforcement notice has been issued. By contrast, it is not an offence to extend or alter an unlisted building without planning permission and it is only an offence to fail to comply with a planning enforcement notice.
The offence is committed by the person who carried out the work or by anyone who caused them to be carried out. This could include, for example, the builder, architect, occupier or owner. Prosecutions can be brought against both a company as a whole and individual employees and directors of that company.
There are some limited defenses, such as that the works were urgently required in the interests of health and safety or for the preservation of the building, but it is not a defense to claim ignorance as to the building’s listed status.
Retrospective consent can be granted for unlawful works. However, the grant of consent does not prevent prosecution, as the offence has already been committed.
The maximum penalty is two years’ imprisonment and an unlimited fine. When deciding the amount of the fine, the court will have regard to any financial benefit which has accrued or appears likely to accrue in consequence of the offence. The court may also make a confiscation order requiring the defendant to pay the sum of money derived from his/her criminality under the Proceeds of Crime Act 2002.
- Enforcement notice
In addition, or instead, the local planning authority may issue a listed building enforcement notice. This notice will require steps to be taken to restore the property or to alleviate the effects of the unlawful works. The notice can be served on the owner or occupier of the property or on any other person having an interest in that property which is materially affected by the notice, regardless of whether they carried out the unlawful works. An offence is committed by the owner (only) of the property if the listed building enforcement notice is not complied with, and there is a power for the local authority to enter the property, carry out the required work and then recover its reasonable expenses in doing so from the owner.
There are no time limits within which a listed building enforcement notice must be issued and action could be taken many years after the work was carried out. However, an authority should take into account the length of time that has elapsed since the breach was committed in deciding whether it would be expedient to issue a notice. This is different to planning enforcement where strict time limits apply.
- Injunction
A local authority may also apply to the court for an injunction to stop works taking place. This is possible whether or not they have exercised or are proposing to exercise any of their other powers explained above. Injunctions are considered to be a draconian remedy and are infrequently used. However, an authority may consider it necessary to prevent anticipated unauthorised works, to take urgent action to prevent further degradation or to compel compliance with an enforcement notice where the authority considers it unlikely that the defendant will do so.
What is the difference between hydraulic and non hydraulic lime ?
Construction limes can broadly be categorised into two types, hydraulic (Natural Hydraulic Limes) or non-hydraulic (lime putty). The main difference between the two is the way in which they set.
Hydraulic lime is made from an impure limestone and sets through hydrolysis, a reaction caused by water. Hydraulic lime provides a faster initial set and greater compressive strength compared to non-hydraulic lime and will set in more extreme conditions including under water. Because of their more robust nature, hydraulic limes are most often used for exterior work and are available in differing degrees of strength with the classifications feebly and moderately hydraulic lime, NHL 2 and NHL 3.5 and eminently hydraulic, NHL 5. The more hydraulic a lime is, the faster it sets and the higher its final strength. NHL 2 and NHL 3.5 are frequently used for internal, as well as external works. NHL 5 is generally used for external works in exposed and more extreme conditions but is less ‘breathable’ and much less flexible.
Non-hydraulic lime is made from a pure limestone, pure calcium carbonate, and tends to be in the form of a putty. Non-hydraulic lime sets by carbonation (re-absorbing carbon dioxide from the air). It is softer and sets much more slowly than hydraulic lime and remains softer for longer as the carbonation process is very slow. The fatty nature of lime putty lends itself especially well to plasters and renders and its flexibility allows for the subtle movement common to older buildings constructed with little or no foundations.
What is considered before a conservation area is designated ? and who initially creates this document ?
A Heritage/character assessment of the area via the local authority.
What is a character statement ?
A conservation area character appraisal is a document which sets out why the conservation area was designated and what its special architectural or historical interest is.
An appraisal contains an assessment of elements which contribute to the special interest and those which detract from it and covers issues such as: topography, street patterns, boundaries, the historical development of the area, archaeological significance, common building materials, open spaces, quality and relationship of buildings and trees.
What is a day one valuation?
The cost of replaced taking into account removal of debris and professional fees
What are the mixes that can be used for repointing works ?
NHL 3.5 Moderately Hydraulic Lime Mortar can be used for permeable masonry materials which is mainly used above ground. Generally, it is used for bricks, facings, commons, blockwork, bedding, sandstone, limestone, flint, terracotta, cavity and solid walls, pointing or repointing. Find out about our Limepoint Lime pointing mortar
NHL 5 Eminently Hydraulic Lime mortar is commonly used for the foundations of buildings, coastal locations, or for parapets, coping’s and chimneys in external areas.
What is the lime cycle ?
The lime cycle shows the stages from quarrying the limestone through to the production of mortars and plasters for our buildings and how it slowly, through the re-absorption of Carbon Dioxide, reverts to its original chemical form (Calcium Carbonate) in the wall.
What are the types of lime mortar ?
Hydraulic Lime Mortar (Water Lime, Hydraulic)
Made with Natural Hydraulic Lime (NHL). A good balance of strength and flexibility, available in a range of strengths to suit different applications. It sets in damp conditions and quickly reaches a strength preventing frost damage. At the same time, it remains softer and sympathetic to the masonry when fully cured. The material is available in powdered form, it feels similar to a modern cement mortar to mix and use, it is also the most forgiving of the inexperienced.
Non-Hydraulic Lime Mortar (Air Lime, Non-Hydraulic)
Made with non-hydraulic lime, commonly known as lime putty. This mortar is extremely soft and flexible, perfect for conservation of delicate masonry. It carbonates very slowly but this leaves it vulnerable to frost damage in cold conditions, it is not suited to damp conditions where it may not carbonate at all. The material is available as a wet, pre-mixed mortar with a shelf life that is practically indefinite if stored correctly.
Hot Mixed Lime Mortar (Air Lime, Non-Hydraulic)
Made with quicklime, a lot of heat is produced during mixing, hence the name. This sticky, lime rich mortar is a favourite with building conservationists as hot mixing was a popular technique. However, like non-hydraulic lime mortar it has a low resistance to frost. The material is available as a wet, pre-mixed mortar although it is typically served cold and matured
What can be listed ?
- Buildings
- Walls
- Ship wreck
- Monuments
- Parks and gardens
- Battlefields
What legislation governs listed buildings ?
Planning (Listed Buildings and Conservation Areas) Act 1990
What are the categories of listed buildings ?
- Grade I buildings are of exceptional interest, only 2.5% of listed buildings are Grade I
- Grade II* buildings are particularly important buildings of more than special interest; 5.8% of listed buildings are Grade II*
- Grade II buildings are of special interest; 91.7% of all listed buildings are in this class and it is the most likely grade of listing for a home owner.
- Surprisingly the total number of listed buildings is not known, as one single entry on the National Heritage List for England (NHLE) can sometimes cover a number of individual units, such as a row of terraced houses. However, we estimate that there are around 500,000 listed buildings on the NHLE.
Who deals with the listings ?
Historic England
What is a DCMS ?
The Department for Digital, Culture, Media and Sport has published revised and updated principles of selection for listed buildings.
What is act relevant to ancient scheduled monuments ?
Ancient Monuments and Archaeological Areas Act 1979
Scheduled Monuments
Scheduling is our oldest form of heritage protection. It began in 1913, although its roots go as far back as the 1882 Ancient Monuments Protection Act, when a ‘Schedule’ (hence the term ‘scheduling’) of almost exclusively prehistoric monuments deserving of state protection was first compiled.
What is scheduling?
Scheduling is the selection of nationally important archaeological sites. Although archaeology is all around us, Scheduled sites form a carefully chosen sample of them, which are closely managed.
While some change may be possible, there is a presumption that they will be handed on to future generations in much the same state that we have found them. Scheduling derives its authority from the Ancient Monuments and Archaeological Areas Act of 1979.
What can be scheduled?
Scheduled monuments are not always ancient, or visible above ground. There are over 200 categories of monuments on the schedule, and they range from prehistoric standing stones and burial mounds, through to the many types of medieval site - castles, monasteries, abandoned farmsteads and villages - to the more recent results of human activity, such as collieries.
Scheduling is applied only to sites of national importance, and even then only if it is the best means of protection (see ‘Alternatives to Scheduling’ below). Only deliberately created structures, features and remains can be scheduled. There are almost 20,000 Scheduled Monuments on the List. Scheduling is reserved for carefully selected sites, which create a representative sample of sites from different epochs.
What are the criteria for national importance?
Decisions on national importance are guided by the Principles of Selection laid down by the Secretary of State for Digital, Culture, Media and Sport, covering the basic characteristics of monuments. They are:
- Period
- Rarity
- Documentation/Finds
- Group value
- Survival/condition
- Fragility/vulnerability
- Diversity
- Potential
What is the lime cycle ?
The lime cycle shows the stages from quarrying the limestone through to the production of mortars and plasters for our buildings and how it slowly, through the re-absorption of Carbon Dioxide, reverts to its original chemical form (Calcium Carbonate) in the wall.
How often would you expect maintenance inspections or PPM to be inspection on a listed building ?
Quinquennial (every 5 years)
Can you name some guidance you may consider in relation to conservation and restoration ?
- BS 7913 - guide to conservation of historic buildings
- SPAB
- RICS Guidance note Historic Building English
- English Heritage docs
Which was the first conservation area ?
Stamford
What is a conservation area ?
Local planning authorities are obliged to designate as conservation areas any parts of their own area that are of special architectural or historic interest, the character and appearance of which it is desirable to preserve or enhance (1).
Local planning authorities also have a duty to review past designations from time to time to determine if any further parts of their area should be conservation areas.
Conservation area designation introduces a general control over the demolition of unlisted buildings and provides a basis for planning policies whose objective is to conserve all aspects of character or appearance, including landscape and public spaces, that define an area’s special interest.
There are approximately 10,000 conservation areas in England.
Conservation areas vary greatly in their nature and character. They range from the centers of historic towns and cities, through fishing and mining villages, 18th and 19th century suburbs, model housing estates, country houses set in historic parks, to historic transport links and their environs, such as stretches of canal.
The special character of these areas does not come only from the quality of their buildings. Elements such as the historic layout of roads, paths and boundaries and characteristic building and paving materials all contribute to the familiar and cherished local scene.
Designation of a conservation area gives broader protection than the listing of individual buildings. All the features, listed or otherwise, within the area, are recognized as part of its character. Conservation area designation is the means of recognising the importance of all these factors and of ensuring that planning decisions address the quality of the landscape in its broadest sense.
Which act does conservation area sit within ?
Planning (Listed Buildings and Conservation Areas) Act 1990
What is an article 4 direction ?
An article 4 direction is a direction under article 4 of the General Permitted Development Order which enables the Secretary of State or the local planning authority to withdraw specified permitted development rights across a defined area. An article 4 direction cannot be used to restrict changes between uses in the same use class of the Use Classes Order.
Who are SPAB ?
The Society for the Protection of Ancient Buildings
Can you detail some society’s that have issue guidance on a listed building etc. ?
Edwardian, Victorian, archaeological society etc.
What is a reinstatement cost assessment ?
Reinstatement Cost Assessment (RCA) is the basis adopted by the Royal Institution of Chartered Surveyors (RICS) for undertaking an appraisal of property, and plant and machinery/contents for insurance purposes. The term reinstatement indicates to repair, reconstruct or renew assets to a condition equal to but not better than when new. This assessment is all-encompassing and can often include inspection and reporting on a wide range of properties of differing size, type and use incorporating complex structures and installations.
RICS recommends that full RCAs are carried out every three years although updated RCAs should be undertaken whenever there are significant changes to the buildings, or investment/downsizing in the plant and machinery/contents. T
What is the RICS Guidance note on reinstatement cost assessment ?
Guidance note - Reinstatement Cost Assessment of Buildings, 3rd edition
What is the lime cycle ?
4 stage cycle of lime.
- Limestone / calcium carbonate -> Calcium Oxide->Calcium Hydroxide->Calcium Carbonate
- Limestone heated in kiln turns to quicklime / calcium oxide which releases CO2.
- Water added to this then creates hydrated lime called Calcium Hydroxide.
- Gradually CO2 is absorbed by lime by air = RECARBONATION. This turns lime back into calcium carbonate.
What are the types of listed buildings ?
