Pre-application Listed Building Advice for Saltaire

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This advice is very general and if you need more detailed specific advice please contact: conservation@bradford.gov.uk

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The following works require an application for Listed Building Consent

To submit an application for Listed Building Consent please visit our make a planning application page.


If you need further advice on the forms call the Planning Portal on 0333 323 4589 Monday to Friday 9am to 5pm or call our Planning Contact Centre on 01274 434605.

For Listed Building Consent for Alterations, Extension and Demolition the following information is essential to determine your application:

  • Application Form
  • Ownership Certificate
  • Location Plan
  • Detailed drawings (elevations and sections)
  • Design and Access statement/Heritage statement

The Design, Access Heritage Statement should state what is special about the building, how that will be protected, explain that details and alterations will be minimum intervention, reversible and will protect or enhance the original character of the building.

Replacement windows and doors

To support property owners in restoring their properties and to ensure consistency of design and workmanship Bradford Council are able to supply free of charge detailed window and door drawings for most properties. In some cases you will be required to supply a drawing prepared by your joiner, architect or other competent professional. To avoid ambiguity, clearly identify in your application either with annotated photographs or plans, exactly which windows and doors you wish to replace.

All replacement window frames and doors will need to be timber framed and have a painted finish. Paint colours should not have an adverse impact on the traditional appearance or heritage significance of the building. We advise that heritage colours (dark reds, blues, blacks and greens), off-white or other muted colours are most suited.

Trickle vents - Listed buildings and buildings within conservation areas may not need to fully comply with the Building regulations with regard to the installation of background ventilators (trickle vents). See Approved Document F, please see 0.5 and 3.15.

Your Design, Access and Heritage Statement must detail why your windows and doors require replacement and the reasoning behind your design choice. If existing sash windows or authentic timber doors are to be replaced, please detail what measures have been taken to investigate their repair and restoration and include photographs of their present condition.

Altering the cellar window to form a means of escape

Your Design, Access and Heritage Statement must detail the reasoning behind the alterations and the measures taken to ensure the impact on the historic fabric of the property is minimised.

Your application must also include: floor plans, sections through the building clearly illustrating the extent of any walls to be altered, detailed drawings of new windows.

Re-roof using existing slates and replacement using reclaimed Welsh slates to match the existing in terms of colour, size, thickness and coursing. NB Spanish or artificial blue slate are not acceptable. Building Regulations approval will also be needed and Building Control will check that insulation is up to standard. Please contact us immediately if any structural problems are encountered.

Masonry cleaning

Listed Building Consent is needed to carry out masonry cleaning by mechanical, chemical or medium or high pressure water-based methods. Masonry cleaning can be potentially very damaging to stonework and is only advisable where it is in the best interests of the conservation of the building, for example where paint is trapping moisture beneath its surface and causing the stone to deteriorate. Masonry cleaning will not normally be acceptable on the basis of the cosmetic appearance of the building, particularly where it forms part of a terraced group or pair of buildings as this would create distinct contrasts between the cleaned and un-cleaned buildings.

A method statement for the masonry cleaning process should be included in your application. Photographs or elevation drawings should clearly indicate the areas to be cleaned. Your Design, Access and Heritage Statement should set out why masonry cleaning is required and how any detrimental impacts on the building will be minimised. Should Listed Building Consent be granted, a sample area will need to be approved before the remainder of the building may be cleaned in order to ensure that the approved method will not cause harm to the building.

Render

New render will not be appropriate, and where repainting of render is required, this should be a similar colour to the stone and be breathable.

Chimney rebuild and replacement chimney pots

Your Design, Access and Heritage Statement must detail why your chimney stack requires rebuilding and the reasoning behind the proposed design.

Your application must also include detailed drawings showing the existing and proposed dimensions of the chimney, coursing details and proposed mortar mix.

Photographs should be supplied.

Chimney pots requiring replacement must be replaced with either reclaimed chimney pots or authentic replica pots to be buff coloured. These are available from W T Knowles of Elland, West Yorkshire. A specification sheet for their ‘Square Panelled Pot’ is available from their website.

Installations of roof lights

Listed Building Consent is required for the installation of roof lights and is not ordinarily granted in Saltaire on visible roof slopes except where existing roof lights are to be replaced. Roof lights should be ‘conservation’ type slim in profile, fitted flush with the roof and of an appropriately small size.

Your Design, Access and Heritage Statement must detail why a roof light is required and how its proposed design and location has been chosen to minimise its impact on the appearance of the Listed Building.

Your application must also include detailed drawings of the roof-light to be installed, existing and proposed elevations and roof plans.

Internal alterations

Listed Building Consent is required to remove original internal walls and chimney breasts, and original features such as original stairs and bannisters, original fireplaces, cornices, skirting boards etc that formed the original design/layout of the houses. Listed Building Consent is not needed for removal of modern partition walls, modern bannisters and modern floor coverings.

Your Design, Access and Heritage Statement must detail the reasoning behind the alterations and the measures taken to ensure the impact on the historic fabric of the property is minimised. Any features of particular historic interest should be identified, for example fireplaces, ranges, decorative plasterwork.

Your application must also include: floor plans and sections through the building clearly illustrating the extent of any walls, chimneybreasts or staircases to be altered.

Insert new windows

Creating new window openings require Listed Building Consent. This is unlikely to be granted Listed building consent unless it can be demonstrated that the works are to reopen a previously walled-up window.

Your application must include elevations plans and detailed drawings of the new window and its frame.

Alteration or demolition of boundary walls or outhouses

Listed Building Consent is needed to alter or demolish boundary walls and outbuildings (except where these are of modern design). Your application must also include: plans and elevations of the structures to be altered and your Design, Access and Heritage Statement must detail the reasoning behind the alterations and the measures taken to ensure the impact on the historic fabric of the property is minimised.

Rebuild boundary wall

Your Design, Access and Heritage Statement must detail why your boundary wall requires rebuilding and the reasoning behind the proposed design. Your application must also include a method statement detailing the existing and proposed dimensions of the wall, coursing details, proposed mortar mix and sources of replacement stone. Photographs should be supplied.

Drawings are not required unless changes are proposed to the dimensions of the wall or gate openings. Please note that if you only need to repoint the boundary wall, then this will not need Listed Building Consent provided that the pointing advice below is followed.

Replace rear yard gate

Listed Building Consent is required to replace the rear yard gate and will be acceptable provided a simple timber boarded gate of a height no higher than the boundary wall is used. The timber should be painted and not stained. The typical gate drawing ‘Gates 01’ shows the historic pattern used in Saltaire and is based on surviving examples. This drawing will be supplied upon request and can be adapted to fit a boundary wall of any height.

Fences

Listed Building Consent is required for any new fences. Fences are not generally acceptable on fronts of properties or facing on to highways, where, if privacy is desired, then hedges are preferred. On rear yards (that do not face highways) then we have a separate design guidance sheet (PDF) on best practice for low (300mm high) fences above walls, to be vertical open slatted fences with square tops but these still need Listed Building Consent to ensure the correct and consistent design across Saltaire. Please note that planning approval may also be required for new fences/gates (not hedges) and we would advise you to contact the Planning Contact Centre for further information on 01274 434605.

Installation of alarm box

Listed Building Consent is required to install an alarm box. A suitable location is required to minimise its visual impact on the building, typically on the rear of the property high up under the eaves or next to pipework. Your application must also include: photographs of the exterior of your property with the proposed location clearly marked and a manufacturer’s specification sheet showing the dimensions and colour of the proposed box. Your Design, Access and Heritage Statement must detail the reasoning behind the alterations and the measures taken to ensure the impact on the historic fabric of the property is minimised.

Installation of a damp-proof course

Listed Building Consent is required for the installation of a damp-proof course and is not generally recommended these days for historic buildings. They are often ineffective and can even trap damp in walls. Where damp is suspected, advice should be sought initially from an independent professional with experience in treating damp in historic/traditional buildings. All potential sources of damp should be explored before considering injecting a damp-proof course, which is an irreversible process. Water ingress from leaking guttering, failed pointing, slipped slates and sources of condensation in the house should be investigated. Investigate how ventilation can be introduced to damp areas. See the following for advice.

If an application is made for damp proof coursing then it should clearly indicate that any external holes should be drilled within mortar joints to avoid damaging stone. Any holes drilled for injecting chemicals should be filled with lime mortar rather than plastic caps or cement mortar.

Replacement of dressed masonry features

This is the removal of original fabric and should be checked to ensure it is justified and undertaken to the highest standards. The replacement material should be natural stone matching the existing in terms of colour and texture and the carving should accurately reproduce the original detail. A sample of stone and the mason’s drawings may be inspected prior to carving upon request.

Fibre broadband boxes

Where these are proposed on the front elevation, they will need Listed Building Consent and, is not recommended. Following recent liaison with Openreach (June 2023), they confirm that Internal CSP Customer Service Points (boxes) will be installed inside houses for any future requests in Saltaire World Heritage Site. Internal boxes will not need Listed Building Consent. We encourage the provider to try to minimise the amount of wiring on the front of properties by putting wires internally within the property at the earliest opportunity, and to drill holes within mortar, rather than stone where possible.

Alteration of materials of rainwater goods

Listed Building Consent is required to change from cast iron or timber to other non-original materials, for example cast aluminium, plastic or seamless aluminium. These buildings would have had either cast iron or timber rainwater goods and they should be replaced on a like-for-like basis. Replacement of plastic gutters with new plastic or other materials needs Listed Building Consent and is unlikely to be supported.

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The following works may not require Listed Building Consent (but check the provisos)

Replacement of rainwater goods

Listed Building Consent is not required to replace existing rainwater goods providing the replacements match the original cast iron or timber in terms of profile, diameter and material and the location of downpipes are not changed. Gutters should be timber or cast iron to match originals on neighbouring properties.

Listed Building Consent is required to change the material (for example, to cast aluminium), location, profile or diameter of rainwater goods. Be aware that rainwater goods may have been replaced previously with plastic or seamless aluminium elements without Listed Building Consent, which constitutes unauthorised work liable to future enforcement action.

Plastic and seamless aluminium are not acceptable as they affect the authenticity and significance of the listed houses.

Application to use plastic and seamless aluminium will not receive Listed Building Consent, and if undertaken, it is likely that enforcement action will be taken to ensure their removal and replacement with appropriate rainwater goods. When the opportunity arises to restore the correct material, this should be taken.

If soil vent pipes exist, particularly at the front, we encourage people to consider placing these internally if possible. As soil vent pipes are not original architectural features, we recommend they are painted black or stone colour to minimise their visual impact.

Replace timber bargeboards

Listed Building Consent is not required to replace timber bargeboards providing the replacements are timber and the stepped profile of the bargeboards is replicated accurately. Profiles vary from one property to the next and reflect the different phases in which the properties were built. They are therefore a subtle but important historic detail. All timberwork should have a painted finish. A sample piece of timber or joiner’s drawings may be inspected prior to production, upon request.

Repair of lead flashings

Listed Building Consent is not required provided repairs are undertaken with lead to match the existing flashings.

Installation of a fire-break wall in loft space

Listed Building Consent is not needed to insert a partition in the loft space provided it does not result in the removal of existing structural timbers or masonry walls. Any alterations must be made in accordance with the relevant Building Regulations and be undertaken by competent persons to prevent harm to the structure of the listed building.

Walls: re-pointing

Listed Building Consent is not required for re-pointing provided an appropriate mortar mix is used and the pointing is finished in the correct style. Pointing should be flush or slightly recessed from the face of the wall (not strap, ribbon or weatherstruck pointing). A mortar with a lime binder should be used appropriate to the building for example 1 part lime to 2.5 or 3 parts sand. Advice should be sought from a competent supplier (such as Womersleys Ltd, Dewsbury). The mortar should generally not be stronger than 3.5 NHL (hydraulic lime) depending on the location and exposure. The mortar should match the original mortar used when the building was constructed in terms of colour and texture – typically buff with a mix of fine and coarse sands.

These 3 sands will give a good colour and mix of particles:
Leighton Buzzard (strong fine gold sand) 1 part, Sherborne (yellow) 1 part, Nosterfield (brown coarse sand) 0.5 part

Caution should be taken in replicating existing mortars. Most properties were re-pointed in the 1930s with a cement rich mortar which is finished proud of the joints. This mix and style should not be replicated. A sample of 19th century mortar from deeper within the mortar joints should be used for the purposes of matching colour and texture.

Preference should be given to the use of hand tools to remove existing mortar and rake out the joint to prevent damage to the stonework and widening of the joints. Extreme care should be taken in the use of power tools to remove existing mortar as it can easily damage the stonework. Angle-grinders should not be used under any circumstances.

Windows and doors

Repaint timberwork

Listed Building Consent is not required to repaint timberwork provided it is painted a colour that does not have a detrimental impact on appearance of the Listed Building. Your choice of colour is not otherwise restricted. Brilliant white should be avoided as it is a modern colour, off-white or cream is much better suited to the traditional appearance of the houses. Many manufacturers including Dulux have a range of Victorian/heritage colours from which any colour would be suitable.

Stonework should never be painted if it has not been previously. New painting of window sills in colours that are not stone colour or black will result in a request to return to stone colour or black, and may result in enforcement action. Most paints will trap moisture in the stone and cause irreversible long term damage. If existing paint can be removed with a scraper it should be removed, or try a sample patch with a product like ‘Peelaway’. Otherwise it should only be painted with a stone coloured paint (or black if on darkened stone) not other colours, to reduce the need for frequent repainting. Sandblasting or chemical removal is potentially very damaging and should only be undertaken by a competent contractor and requires Listed Building Consent.

Repair windows or doors

Listed Building Consent is not required to repair existing windows or doors including filling woodwork, repainting, replacing sections of rotten woodwork with timber of the same profile, replacing broken glazing and replacing sash cords and pulleys.

Listed Building Consent is required to replace single glazed panes with double glazed units, and to alter the design or appearance of the window or door.

Install secondary glazing or internal timber shutters

Listed Building Consent is not needed to install secondary glazing provided it is not visually prominent when viewed from the exterior of the property. Listed Building Consent is not needed to install traditional internal timber shutters.

Draughtproofing is a complementary measure which can be used in conjunction with secondary glazing.

Interiors

‘Tanking’ of the cellar

Tanking to form a useable storage space. Alterations to the layout of the cellar rooms or window openings or removal of features of historic interest such as cast iron ranges and stone sinks require Listed Building Consent.

Replastering

Every effort should be made to retain authentic internal joinery details and decorative plaster details such as cornices where these remain. Historic profiles and details can be difficult to source due to metric sizing and may be prohibitively expensive.

Alterations to bathrooms and kitchens

Listed Building Consent is not required provided there are no alterations to external pipe work or internal walls to be demolished.

If major alterations are planned consideration should be given to relocating the property’s soil and vent pipe internally. This will have a considerable positive impact on the appearance of the property, particularly where the existing soil stack is at the front of the property. Successive alterations to external pipe work, through drilling new openings and infilling redundant ones will also have a cumulative impact on the appearance of the stonework.

Any infill repairs should be made with recycled stone to match the existing and lime mortar. Ready-mixed cement should be avoided; it is often orange or grey in colour and unsuitable for use with stone walls. For small repairs Tarmac’s Limelight Heritage Mortar 4, is a convenient ready-mixed lime mortar.

Installation of central heating

Listed Building Consent is not required provided that the following are adhered to.

Boilers should be located on the rear of the building on the ground floor, in the cellar or in the outhouse. If it is not possible to locate a boiler in any of these locations, please contact us for further advice. Modern combination boilers require hot and cold overflow and condensate pipes and a gas supply pipe. These should be run internally as far as is possible to minimise external clutter. Installers should apply the exemption granted to them in Regulations 8-10 of the Building Regulations Part L1B to achieve a minimal impact on the external appearance of the property.

Care should be taken when installing new pipe work and radiators to avoid damage to any decorative plasterwork or timberwork or historic fireplaces.

Any infill repairs from the removal of existing boiler flues should be made with recycled stone to match the existing and lime mortar. Ready-mixed cement should be avoided; it is often orange or grey in colour and unsuitable for use with stone walls. For small repairs Tarmac’s Limelight Heritage Mortar 4, is a convenient ready-mixed lime mortar.

External gas meters

Those in cabinets affixed to or cut into walls will not be acceptable. Where gas meters need to be fixed externally to the walls, a ‘semi-concealed’ gas meter will be the only acceptable type.

Removal of fireplace(s)

Listed Building Consent is not required for removal of fireplaces that are clearly of twentieth-century design, for example modern gas or electric fires.

Installation of a new fire

Listed Building Consent is not required to install a new solid fuel, gas or electric fire within an existing chimney breast unless it would require the removal of a fire, surround or other architectural details that are of historic interest, for example a Victorian cast-iron coal fire and surround. Please see information below regarding smoke control and clean air. Listed Building Consent may be required to replace chimney pots or rebuild the chimney stack. If this becomes necessary during the course of the installation please contact the Design and Conservation Team immediately for further advice.

Replace internal timber doors

Listed Building Consent is not required to replace internal timbers doors. However, the replacement of the property’s original timber four-panelled doors and door frames is strongly discouraged as they contribute to the historic character of the property. It is not advisable to ‘dip and strip’ original doors, this can weaken the glue holding the door together. Stripped wood is also a modern fashion; they would traditionally have had a painted finish.

Use of loft space for storage

Listed Building Consent is not required to board out a loft space for storage. However, the rafters supporting the loft space will not have been designed to support the weight of stored items. Advice should be sought from a surveyor or other competent professional. If structural alterations are necessary Listed Building Consent will be required.

Remove internal floor coverings

Listed Building Consent is not needed to remove internal floor covering such as carpets and modern floor coverings. Listed Building Consent is required to alter the floor materials, for example to remove stone flags and replace with concrete or to remove timber floorboards and replace with chipboard. Repairs can be made to existing flooring materials on a like-for-like basis without Listed Building Consent.

Outbuildings, yards and gardens

Re-roof outhouse using existing materials

Listed Building Consent is not required to replace an outhouse roof on a like-for-like basis. Concrete roofs should be replaced with a similar concrete mix with colour aggregate to break up the uniform texture and colour of the concrete. Stone roofs should be replaced with stone slabs matching the existing in terms of colour, size and thickness. A roofing sample may be inspected prior to installation by a member of the Design and Conservation Team. If structural problems are encountered with the outhouse please contact us before undertaking further work.

Resurfacing rear yards

Listed Building Consent is not required to resurface rear yards, but we do strongly encourage the retention and re-use of any original stone flags or setts where they exist. Resurfacing of concrete, tarmac, gravel or replacement with new flags do not need Listed Building Consent. We also encourage the use of new, natural, buff coloured stone. If this is not possible, we encourage the use of materials of a similar appearance to stone flags where possible and if your budget allows.

Front gardens

Paving or laying hard surfaces of front gardens is governed by the following rules, Paving over front gardens

In Saltaire we would encourage soft landscaping rather than hard landscaping in front gardens where possible. Plastic grass is not environmentally friendly and is not recommended.

Planter beds

Listed Building Consent is not required to alter small informal planter beds within back yards.

Uncertainty

Occasionally there are ‘grey’ areas where property owners might be uncertain as to whether a proposal needs Listed Building Consent or not. We are happy to offer informal advice in these instances, however where formal written confirmation is required (whether Listed Building Consent is needed), you can apply for a Lawful Development Certificate for proposed works to a Listed Building.

For further can be found on:

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Important notes

These comments represent an informal officer opinion only and do not commit the Council in any way or prejudice any decision that the Local Planning Authority may reach should you submit an application.

This advice is not a substitute for securing Listed Building Consent where it is required. It is a criminal offence to demolish, alter or extend a Listed Building in a way which would affect its character without written consent.

Please note approval for the proposed works may also be required under the Building Regulations. You are therefore advised to contact Building Control to find out whether your proposal requires building regulations approval before starting work.

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Contact Building Control

Email: buildingcontrol@bradford.gov.uk

Telephone: 01274 433807

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Further advice

Bradford Council

Advice about best practice in repairs and maintenance to your historic property can be found on the Repairs and Maintenance Guidance page.

Historic England and window guidance

Historic England is the government’s statutory adviser on the historic environment and provides advice to Local Planning Authorities such as Bradford Council. For detailed guidance on windows, alterations and energy efficiency measures see these useful documents:

Energy efficiency and Historic Buildings

Historic England Resources

The Sustainable Traditional Building Alliance

Website: stbauk.org

The Victorian Society

The Victorian Society is a membership organisation which champions the conservation of Victorian and Edwardian buildings in England and Wales. Their publications include The Victorian Society Book of the Victorian House by Kit Wedd, which is a useful resource for any owner of a Victorian home.
www.victoriansociety.org.uk

The Society for the Protection of Ancient Buildings

The Society for the Protection of Ancient Buildings was founded by William Morris in 1877. Today it is the largest, oldest and most technically expert national pressure group fighting to save old buildings from decay, demolition and damage. SPAB’s website and publications have a wealth of useful advice for homeowners.
www.spab.org.uk

Old House Handbook, Roger Hunt and Marianne Suhr (2008) written in association with the Society for the Protection of Ancient Buildings this book provides advice on how to maintain old houses to prevent expensive repairs and avoid destruction of the very qualities that make it appealing. Hunt is an established writer on the history of old buildings and Suhr is Chartered Building Surveyor and former co-presenter of BBC2’s Restoration.

The Victorian House Manual, Ian Rock (2005) is a publication by J H Haynes & Co Ltd, more famous for their series of car manuals. Written by a chartered surveyor the book is useful guide particularly for those in the process of buying a home as it follows the typical format of a home buyer’s survey and provides reassuring advice on common structural defects and how they can be remedied.

Saltaire World Heritage Site
For information on grants and other news is available on the Saltaire news and events page.

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