Heritage Action Zone: Eligibility Criteria

Eligible works that can be funded:

• Building repairs - Major repairs to the structure and external fabric of buildings contributing to the historic character of the area, such as re-roofing, window repairs, pointing or structural stabilisation.
• Reinstating architectural features - Repair and / or authentic reinstatement of distinctive features that have been lost from historic buildings where this will benefit the appearance of the historic area.
• Work to bring vacant buildings or portions of buildings back into use - Works designed to increase the area of floorspace in the historic area, for commercial, residential or other purposes.
• Conversion of buildings into alternative uses that better meet the demand of the area - The adaption of buildings to reflect the changing nature and role of historic areas, in ways that better reflect local need (e.g. reduced retail space, increased residential use).

Ineligible works that cannot be funded:

• Demolitions
• Modernisation works, for example, unless integral to the conservative repair of a building
• Building services unless the project works will enhance sustainability by increasing the energy efficiency / reducing negative environmental impact of the building, or in exceptional circumstances where the state of repair of current building services threaten the historic significance of a building).
• Conjectural reinstatement
• Free-standing maintenance and minor repairs
• Work started without prior consent and before a written offer of grant has been made and accepted by the individual building owner.

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The Guidance on types of work that can and cannot be funded

We normally expect that any work funded through the HAZ Programme will be carried out using traditional methods and, where possible, materials appropriate to the history and condition of the building or area. When replacement is necessary, it should normally be done on a like-for-like basis.

We place considerable value on retaining historic fabric and believe that a number of small repairs to elements of the historic building fabric are often more appropriate than complete renewal. An example of this would be piecing-in of new elements in a historic window frame. Detailed guidelines on projects and costs that can be funded in most cases can be found below. We realise, however, that every historic building or area is different. If special circumstances apply, you should contact the HAZ Project Officer for further information.

It is not unusual for owners to want to undertake improvement works at the same time as repairs to historic fabric. Eligible and non-eligible work can be undertaken in the same project, but the costs must be identified separately and made explicit in agreed schedules of works and tender documents. Repair projects may include alterations, and improvement works to buildings if the project works will enhance sustainability by either:

• Increasing the use of the building
• Contributing to the future protection / management of the building
• Providing better accessibly to the building for use and/or long-term maintenance
• Increasing the energy efficient / reduce negative environmental impact of the building

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Details of work eligible for grant-funding under the Programme

Temporary building works

If there is an unavoidable delay before full repairs are carried out, temporary measures, including work to protect a structure from collapse, damage or deterioration, such as propping and shoring, temporary weatherproofing, or putting up protective structures could secure the building while its structure is being surveyed, or a repair specification is being drawn up.

Roofs

Repairing roof structures, together with renewing or substantially repairing roof coverings; repairing roof features such as parapet and valley gutters, dormer windows and skylights, chimneystacks and pots, cupolas and balustrading.

Leadwork

Renewing roof leadwork, if it is no longer serviceable, or using lead welding to extend the life of lead that is of historic interest. It may be necessary to redesign the substrate (the structure just below the lead) to keep to current good practice. The visual and physical implications of this need to be considered carefully, however, before any changes are made.

To avoid the risk of underside lead corrosion, lead roofing should be carried out between April and September and under a temporary roof. You will need to consider carefully any proposals that do not allow for this.

Permanent access to carry out maintenance

If difficult access has prevented proper maintenance in the past, installing hatches, handrails or cables, fixed ladders or crawlboards to improve access for maintenance and inspection may qualify for a grant as part of a wider project.

Rainwater disposal

The extensive repair or replacement of rainwater disposal systems, both above and below ground. Lead and cast iron should be replaced on a like-for-like basis, although in certain cases where theft, vandalism or maintenance access is exceptionally problematic, there may be a case for using appropriate substitute materials.

Digging trenches for drains and soakaways in archaeologically sensitive areas should be supervised by suitably qualified archaeologists, and a grant can be offered towards such costs.

Installing proprietary electric heating tapes in gutters and rainwater heads where access is difficult and weather conditions are particularly severe, or where especially valuable building fabric or contents may be at risk from the guttering and rainwater disposal systems failing.

Providing overflows and weirs to rainwater disposal systems so that, in case of blockage, water is shed away from the building.

Walls

Necessary repairs to external walls, including work to their structure, surfaces, decorative elements on the wall surface, and wallcoverings or claddings.

Windows and doors

Repairing or replacing elements set in walls, such as panels, windows and doors, including their frames, glazing, ironmongery and other fittings.

External features

Repairing or replacing, where necessary, existing external features, such as balconies, canopies, bargeboards and shutters, where these contribute to the special architectural or historic interest of the building.

Damp

Measures to manage rising or penetrating damp, if this is directly damaging the fabric or contents of a historic building, including providing surface water drainage, lowering external ground levels (where this would not be archaeologically or structurally damaging), and improved ventilation, if this is essential. Old buildings need to breathe and keeping vapour permeable traditional plaster is preferable to re-plastering in relatively impermeable cement-based plasters.

Providing a damp-proof course simply because the existing structure was built without one does not qualify for a grant. Experience has shown that providing damp-proof courses and membranes in historic structures has often transferred damp problems to other areas of the building.

Decoration

Decoration does not qualify for a grant unless it is necessary to make good after decorations have been disturbed as part of other work that has been funded by the partnership.

Cleaning

Grants must not be offered for cleaning for purely cosmetic reasons. Cleaning qualifies for a grant only if there is so much dirt on a structure that it must be removed to assess the need for and scope of repairs, or if chemicals in the surface build-up are damaging the fabric.

Cleaning brickwork or stonework for these reasons is rarely necessary. Unless appropriate methods are chosen and the work is carried out with extreme care, by specialist conservation contractors under adequate supervision, it can cause long-term damage. It may also detract from, rather than add to, the appearance of a building. Cleaning should always be followed by any necessary conservation of the cleaned surfaces.

Pigeon deterrents

Non-electric physical barriers to prevent a build-up of damaging pigeon droppings, where these can be provided in a visually acceptable way and without using chemicals.

Reinstating architectural features

The reinstatement of architectural details must be carried out only if the building is otherwise in good repair (or will be repaired as part of the Programme).The objective is to reinstate (in whole or part) elements of the exterior fabric of buildings that are essential to their design and character and that contribute to the character of the building and the historic area, provided the reinstatement is to the original size, pattern, detail and material. This can include decorative ironwork, such as balconies, canopies and railings; ornamental masonry, including architectural sculpture, stucco and other applied finishes; and details and joinery to historic patterns.

The reinstatement of shop fronts to the original design (based on evidence), or to a design that is appropriate to the period and location, can also be considered for a grant.

Generally, eligible work relating to special architectural features will form part of a more comprehensive repair proposal or be included in a specific ‘architectural features’ scheme.

Conversions of buildings

You will need our agreement before you fund conversion works through this Programme.

We can support the conversion of buildings from economically unviable to viable uses where it can be demonstrated that there is local demand. It is important that any use is viable not only for the owner but also for the future conservation of the building to reduce the risk of a number of unnecessary harmful changes being made to a building.

Harmful alteration may sometimes be justified in the interests of realising the optimum viable use of a building provided the harm is minimised. If, from a conservation point of view, there is no real difference between alternative economically viable uses, then the choice of use is a decision for the owner, subject of course to obtaining any necessary consents (see When is permission required? - GOV.UK)

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Other costs for which you can apply for a grant

Grants offered under Heritage Action Zones Programme will normally represent a fixed financial contribution towards the overall costs of the project, including related costs such as professional fees and VAT. Where eligible and ineligible works are combined in a single project, a grant must be offered towards the cost of eligible work only. In such cases, the contribution towards the related costs listed below will normally be calculated in proportion to the works that qualify for a
grant.

Professional fees

Where a grant is offered for repair works costing £20,000 or more in total, a competent professional with relevant specialist conservation knowledge, ability or experience must be employed. They will analyse the site, plan and specify the work, and inspect and certify the work while it is in progress and after it is completed.

This professional must be a conservation-accredited architect or building surveyor.

The professional adviser may be the person appointed by the local authority or appointed independently by the grant recipient. The service should include, where applicable:

• preparing a thorough survey of the structure(s) or site and its condition, including survey drawings and plans.
• research, analysis and archaeological investigation of the fabric likely to be affected.
  preparing a detailed specification and drawings for the urgent and necessary repairs or recording of the fabric.
• providing a list of competent contractors able to carry out the work to a high standard.
• getting competitive tenders and providing a tender report.
• arranging a contract for the works.
• regular inspections and valuations of the work on site until it is completed.
• full contact with the local authority on the technical details of both
  the application and the work for which a grant has been awarded.

Applicants for HAZ grants should make sure that, when they appoint their professional adviser, they include all the requirements set out above.

We consider the competitive tendering of professional fees to be best practice. You will need to satisfy yourself that grant-aided projects follow the Public Procurement Regulations.

The fee scale in the RIBA’s A Client’s Guide to Engaging an Architect or other similar recognised fee scales can be used as a guide to the maximum allowances for fees for any work that qualifies for a grant. This fee allowance will form part of the total project costs that you can consider for a grant.

Value Added Tax (VAT)

VAT on work associated with historic buildings, monuments and other conservation repairs is not straightforward. Generally speaking, work to existing fabric is subject to VAT, while new works are zero-rated. The Customs and Excise VAT Notice 708; Buildings and Construction (July 2002) is a useful guide.

In general, grants should be offered on the expectation that all work is liable to VAT (however, if you are able to reclaim some or all of the VAT which you will be charged, VAT will not be payable on the grant). Grants will only be paid towards the VAT which an applicant is unable to recover. If an applicant is subsequently able to recover the VAT towards which a grant has been paid, you will be asked to repay the relevant amount of grant.

Preliminary costs and insurance

The formal contract between the applicant and their contractor will set out preliminary costs, such as scaffolding, hoardings, contractors’ facilities and access for vehicles. The grant you offer may take into account these costs.

The contract will set out the responsibilities of the employer and the contractor for insurance. If an applicant needs to take out other insurance than that which forms part of the contract cost, you can include the cost of this other insurance when working out the project costs that qualify for a grant.

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Details of work for which you cannot receive a grant

Heritage Action Zones Programme grants cannot be offered towards the following types of work:

Demolition

The removal of any part of the building does not normally qualify for a grant, though exceptionally a grant may be offered for:

• the careful dismantling of a structure that threatens to damage surrounding historic fabric
• careful dismantling prior to reinstatement
• the removal of later additions of little merit which alter or obscure the original design of the building and where careful dismantling is carried out as part of an agreed scheme of reinstatement

Building services

The free-standing renewal of building services, e.g. new heating systems or rewiring, unless:

• the project works will enhance sustainability by increasing the energy efficiency / reducing negative environmental impact of the building
• is integral to conservative repair, where failure to renew or replace building services systems puts the historic fabric at risk.

Note, however, that the entire rainwater disposal system is eligible.

Substitute materials

The use of substitute materials where the original is obtainable, except in situations where the original materials have failed and will continue to fail regularly if they are replaced like-for-like. In the case of lead and copper where there has been a history of theft or there is a high risk of theft we can assess substitute materials on a case-by-case basis.

Conjectural reinstatement

There is a strong presumption against wholly speculative reconstruction or reinstatement of features that have totally disappeared leaving no archaeological traces or photographs or drawings. Exceptionally, cases may arise where the ground floor façade of a building has been totally lost and the present façade detracts from the historic area, in which case grant-aid may be given towards a well-informed design that is in keeping with its context.

Maintenance and minor repairs

This is work that we would expect to be carried out on a regular basis to prevent the building from deteriorating, such as the cleaning out of rainwater goods, checking of flashings and roof coverings for slipped slates or tiles, removal of plants, redecoration including cleaning of metalwork and regular repainting of joinery.

Snowboards in gutters tend to decay and cause further problems, and these cannot be funded.