YET ANOTHER MAJOR HOUSING DEVELOPMENT


Whilst I appreciate that LPOC is mainly trying to help listed building owners to get planning permission, we have a major issue with our planning authority disregarding Historic England and their own policy guidance in allowing planning permission for ‘affordable houses’ within the curtilage of a listed building. In our case building on the car park of our 300 year old pub, thus rendering the pub redundant (no parking) and depriving the village of the car park for village functions. There appears to be nothing that we can do to prevent this development as long as the planning authority ‘have considered the harm that the development would do against the listed building, and deciding that the benefit of the affordable housing outweighs the harm.’ What is the point of having guidance and policies if they can so easily be ignored?


The problem with the planning system is that it allows local planning authorities and


locally elected councillors to weigh harm to heritage assets against public benefits such as affordable housing. Some would say that this is democracy at work, and I suppose it is, the trouble is that once the damage is done there is no going back, the loss of the village pub and the car park is irreversible.


There is a strong statutory presumption against granting consent for development which harms the setting of any listed building but we see such developments being permitted on a regular basis. All I can say is that you should hold your locally elected councillors to account so that they find it hard to make the wrong decision next time. Balancing housing needs against heritage conservation is inevitably highly politicised and it is your elected representatives who need to be aware that you expect them to give more weight to preserving our heritage. There is no better time to make the point than just before a general election!


Peter Bell LPOC Conservation Advisor


CHANGING ROOMS


We have purchased an A listed flat in Edinburgh as our home. As far as we can tell it has been a House in Multiple Occupation (HMO) for quite a number of years and it has fallen into some disrepair and neglect, with plumbing and electrical alteration visible and unattractive.


Our intention as you know would be to move the kitchen to the current dining room/bedroom and then create a new bedroom out of the old kitchen to benefit from the quieter side of the house, and for the kitchen to benefit from the brighter aspect, reducing the need for electric light through the day. We understand that the works will require listed building consent and appreciate your input with regards to understanding the significance of altering the historic layout.


FLOOD COVER FOR MY LISTED PROPERTY


My family and I have lived in our home for over 15 years. It’s an unusual property only in that it’s listed and we’re situated at the top of a cliff overlooking the sea off the east coast of Scotland. Our insurer has recently informed us that they won’t renew our insurance because we’re located in a known flood area. Our home isn’t at risk of flooding as the nearest river is over 100 metres away at the bottom of our garden. What’s more frustrating is that our house is about 50ft about the height of the nearby river, so there’s absolutely no chance it will reach the property if it did actually break its banks. Are insurers allowed to withdraw cover without considering the history of flooding beforehand?


Insurers are free to choose which policies they wish to renew or accept as new customers based on whatever information that’s available to them. In 2016 the Government, together with the Insurance industry launched Flood Re to


ensure homeowners could continue to buy affordable insurance including cover for Flood. Properties built after 2009 are excluded from Flood Re, and not every insurance policy includes Flood Re as standard. There are many cases where properties are located in flood areas but situated at higher ground. In your case, speak to your insurer and explain why you think that property is not at risk. It’s a good idea to take photographs and measurements to show where your property is located proximate to the river, as this information will help your insurer review their decision and decide to offer you renewal terms after all. If you’re uncertain about how to do this or would like to speak to an insurance advisor, please contact the Club and you will be put through to the insurance team who are happy to assist.


Maxine Maloney Insurance Advisor


You are right, and of course understanding the importance of the principal rooms cannot be understated. Although already a conversion, it would be beneficial to commission a heritage impact statement to understand the significance of any changes to the historic layout.


The main aim of the listed building consent process is to ensure that alterations to the layout enable the viewer to appreciate how the building was intended to be lived in.


Craig Wilson LPOC Scottish Conservation Advisor Continued >>


Listed Heritage Magazine January/February 2020 39


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