Hi guys. I have been asked to replace a consumer unit in a listed building. A domestic apartment to be precise. The existing consumer unit is a bog standard plastic split load board fitted probably 20 years ago. Am I likely to require any sort of permission as the building is listed. There are no other works involved so not altering any existing or historical features. Cheers. Gary
From my reading of listed building guidelines, providing you aren't making changes to the fabric of the building you are ok. But if you need to start chopping holes in walls, ceilings etc then you may have an issue. If everything is covered they don't like cables or back boxes chased into walls or downlights in plaster and lath ceilings.
Starting point would be to see what on the building is actually listed. Do the eicr, see if you will need to make other changes.
If it's a thatched cottage the biggest issue is likely to be pvc cables in the loft without protection, then the debate about what's acceptable. Also if there are overhead power lines there should be a type 1 spd on the incoming supply. I have stopped working on thatched cottages as I think I am leaving myself open to risk if there's anything less than steel conduit containment in the loft and most people won't pay for it. But most others take a different view.
If they have a thatched roof some insurance companies won't accept EICR's with C3's on.
+1 for seeing what actually mentioned on the listing. Things can be different for Grade I, Grade II, Grade II* etc. (other codes are also available in other parts of the UK) and often particular features of the building are listed rather than every detail. It's not all down to ancient history either - Emley Moor TV transmitter is apparently Grade II listed!
While I doubt the replacement of the CU itself would be be an issue, if the CU is mounted on some especially nice oak panelling for example or the modern plasterwork you want to dill into covers an historic wall construction, or a larger enclosure was more visually intrusive than the old one, or you need an extra box to extend the existing cables, etc etc things might not be quite so clear cut.
- Andy.
No. In any event, the problem is the home owner's and not yours.
True but, the home owner or their representative may need to spend the morning on the 'phone to the local council planning dept, who are the final arbitration, for normal listed private property; and he or she may need your technical back up to explain exactly what is being proposed.
Mike.
Chris. I believe both the owner and contractor are responsible for damage to a listed building
https://www.buildingconservation.com/articles/dutyofcare/dutyofcare.htm#:~:text=can%20be%20sustained.-,',the%20IHBC%20Law%20&%20Practice%20Committee.
Those carrying out works to historic buildings (be they owners, agents or contractors) need to reminded that unauthorised works, damage or failure to comply with a Listed Building Enforcement Notice is a criminal offence and can result in a fine of up to £20,000 per offence in the Magistrates Court with more serious sentences in the Crown Court, as well as having to meet the local authority’s costs.
I think it's also stated in the regulations (chat GPT certainly thinks so) but document was just too big to start trying to find the text.
Thank you for your help guys.
Gary
My local planning department has always been very helpful. If you (or the owner) ask by e-mail, there will be a written response.
Their article here may help.
Chris. I believe both the owner and contractor are responsible for damage to a listed building
True, but it is the owner who has to deal with the issue of obtaining consent.
I cannot see how a more or less like-for-like replacement of a CU would affect the character of a building, but installing an additional one might be a different matter.
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