Presentation on theme: "1 Thinking about altering your Barbican flat? Alterations you can’t make You can’t do anything to the main structure of the building – the four walls,"— Presentation transcript:
1 Thinking about altering your Barbican flat? Alterations you can’t make You can’t do anything to the main structure of the building – the four walls, the concrete floor, the ceiling. Alterations you can make There are lots of internal changes you can make – but you have to get permission first. We tell you all about that in the next few pages. Repairing the structure and exterior of your flat is the responsibility of the Barbican Estate Office. What can you do? Major repairs …
2 You may need one or more of these Permissions you need There’s a Barbican Residents Guide to tell you what works need listed building consent. Any connections to the building's water, drainage or ventilation systems need approval by the City’s District Surveyor. External works can require planning consent. Almost any alterations will need landlord’s consent, issued by the Barbican Estate Office. Listed building consent Building regulation approval Planning permission Landlord’s consent Page 2
3 Listed building consent The bad news It’s a criminal offence to alter a listed building without permission. The almost as bad news The City can make you undo any unauthorised changes. Some good news Fortunately, not all alterations require consent. See the next page. The Barbican Estate became a listed building in 2001.
4 Listed building consent Barbican Residents Guide There’s a Listed Building Guide for Barbican Residents, on the City’s website cityoflondon.gov.uk It defies common sense This tells you which works need consent, and which don’t. Changing kitchen units doesn’t, changing window boxes does! So ask the City If in doubt, ask the City – if they say you don’t need consent, get a letter so you can satisfy your buyer when you sell. Checking if your alterations require listed building consent.
5 The Department of Planning and Transportation can advise you whether you actually need consent. If you do, they can tell you if you are likely to get it and how to apply You will have to fill in some forms and send plans to the City. It usually takes several weeks. You can’t start work till you get the approval. Applying to the City Getting listed building consent The consent process
6 Planning permission When required Not usually relevant now You would need planning permission for any changes to the exterior of the building. Some flat owners in the past were allowed to enclose their balconies and that required planning permission. That is no longer allowed. But if you want to do something to an outdoor space, check with the City whether planning permission is needed.
7 Under the terms of your lease, almost any alterations - meaning, all works other than normal repairs, like-for-like replacement of worn out items, and decoration - need written consent from the City as your landlord. Consents are issued by the Barbican Estate Office, Lauderdale Place, Barbican, London, EC2Y 8EN. You should speak to Sheila Delaney at the Barbican Estate Office on and she will tell you exactly what you need to do to apply for landlord’s consent. You will definitely need this Landlord’s consent Page 7
8 If any of the alterations involve making connections to the building’s ventilation, water or drainage systems, then Building Regulation approval is needed. For example, changing a sink and making a new connection inside the flat, doesn’t require it. But if you put in a new shower and the plumber has to connect to the drain in the central core, that does require it. This is handled by yet another City department. Building Regulations Do you need Building Regulation consent? When your works need approval
9 Before you start work, you have to fill in a form and pay the District Surveyor's Department a fee. Then one of their surveyors will come round and inspect the work at each stage. So if you open up a wall to do work, you can’t close it up until they have seen it. At the end, they will give you a completion certificate. Inspection procedure District Surveyor’s Department The District Surveyor must approve the works as they are done
10 Building Regulations – proof you complied Building Regulation completion certificate District Surveyor The essential piece of paper is the ‘completion certificate’ which the District Surveyor at the City issues when he has inspected and finally approved the works. You need this to prove to future buyers that the works were approved.
11 Building regulations - electrical work Certificate from an electrician If you have any electrical work done, that also requires building regulation consent. But in this case you don’t have to involve the District Surveyors Department. Make sure you use an electrician who is authorised to give you a certificate of compliance. This is another document you need to keep safe so you can show it future buyers. If you have any electrical work done, that also requires building regulation consent. But in this case you don’t have to involve the District Surveyors Department. Make sure you use an electrician who is authorised to give you a certificate of compliance. This is another document you need to keep safe so you can show it future buyers.
12 The Garchey is the estate-wide waste disposal system in your kitchen sink. If you want it removed, you have to get the Barbican Estate Office’s permission and they will want their engineer to supervise it. Lots of garchey units have been removed in the past and it has compromised the system. So the BEO may refuse to allow you to remove it. But, if nothing else, they can certainly tell you how to stop it smelling.. The Garchey You need an expert to cap it off. Barbican Estate Office
13 Finally … make sure the paperwork is in order Listed building consent Building regulation compliance certificate What you may need from the City a certificate of compliance from your electrician. What you may need from your electrician Landlord’s consent letter Garchey certificate What you may need from the Barbican Estate Office This is a list of everything you may need to keep on file.