Historic Building Recording

What is building recording and when is this required?

If you are planning to undertake alterations, renovations or partial demolition of a historic property, perhaps a listed property, a locally listed building or a property located within a Conservation Area, then it is possible that you may be asked by the local Council to undertake recording work prior to making any alterations. This is to ensure that a record is made of any historic features of the property prior to these changes and to allow future generations to understand the development of that historic building over time. Recording is generally requested via a planning condition, and in most cases is a prerequisite before any of the consented works are undertaken.

What are survey levels and what is most appropriate for my property?

The Historic England document “Understanding Historic Buildings: A Guide to Good Recording Practice” (most recent edition 2016) provides the basis on which historic building record surveys are generally undertaken. The guidance provides information on how to undertake these record surveys and provides a series of “levels” of survey, ranging from least detailed through to most detailed. These are generally known as Historic England Building Recording Levels 1-4 and correspond to the importance of the building, and the extent of work to be undertaken. These are summarised in the guidance as follows:

• A Level 1 survey provides a basic visual record of the relevant building(s), supplemented by the minimum level of information relevant to the building(s) location, age, and type. The survey could focus on the building(s) exteriors, but any important features of the interiors are also recorded. As this is a visual record, the focus is on using illustrations (photographs, sketch plans, etc) to describe and document the property for posterity.
• A Level 1 survey may be appropriate in the case of buildings of lower significance, generally unlisted and where the alterations are such that they would not materially affect the building.
• A Level 2 survey is a “descriptive record”, similar to Level 1 but used in circumstances where more information is required. The survey should ideally include both the exterior and interior of the building(s). The survey should enable an analysis of the development and use of the building(s), but would generally not discuss the evidence in detail.
• This level of recording is generally appropriate in properties which are of some significance, but not necessarily of high significance to require a detailed analytical record, and could be applicable to locally listed buildings, and other non-designated heritage assets as well as buildings within conservation areas. This will generally include a photographic, drawn and written record describing the building and its evolution.
• A Level 3 survey is an “analytical record”. This includes an introductory description followed by a systematic account of the building(s) origins, development, and use. An account should be referenced of the evidence on which the analysis is based. Within this survey, all drawn and photographic records should be included that will fully illustrate the building(s) appearance and structure.
• This level of survey is generally appropriate for a wide range of properties, especially listed buildings, and where an analytical record is necessary to document these properties for the future.
• A Level 4 survey is a “comprehensive analytical record”. The guidance states that this is appropriate for buildings of special importance. It clarifies that whereas a Level 3 record would draw its analysis mainly from the building itself, a Level 4 survey would draw on a full range of sources and discuss the significance of the building(s) in terms of its architectural, social, regional, and economic history.
• A Level 4 recording may be appropriate for buildings of exceptional interest or where proposals are likely to result in considerable loss of historic fabric (partial or total demolition).

Which Level of survey is likely to be requested?

As a general guide, a Level 1 survey is usually appropriate only for buildings of limited heritage significance. If you live in or plan to develop a non-designated historic building, then a Level 2 survey may be most commonly requested. If you live in or plan to develop a designated property, such as a Grade I, II, or II* building, then a Level 3 or 4 survey may be most likely.

The recording level is generally agreed with the local authority in advance of the recording works being undertaken via a WSI (Written Scheme of Investigation). We can prepare this document for you and liaise with the local authority’s conservation and archaeological officers on your behalf as part of our comprehensive package of services.

What information is required to inform the survey?

The onsite survey would be undertaken by a specialist historic buildings archaeologist within our team. We would need access to the building insofar as this is possible within any health & safety constraints. If you already have existing and proposed plans of the property in CAD format then those can form the basis of the “drawn record” and would make it significantly cost effective. Your architect would usually have these plans available.

What is the process and what are our timescales?

Once appointed, we can generally undertake a site visit to assess the property, ahead of preparing the Written Scheme of Investigation (WSI), which forms the basis for the building recording work. We can usually schedule a site visit with a 1-2 week lead time.

Following our site visit, we will prepare the WSI and liaise with the local conservation or archaeological officer for approval. Turnaround times are determined by the local authority your property is located in, but can be a 2-3 week process.

We will then undertake a follow up site visit to complete the on-site recording work, involving a photographic record, written record and drawn record of the property. If you or your architect have DWG (AutoCAD) or similar surveys of the property, these would significantly speed up the process and also be cost effective. Alternatively, we can commission an externally appointed survey company to make measured drawings of the property.

Once completed, we can submit the Historic Building Recording report to your local authority’s conservation and archaeological officers as part of the discharge of this condition, and liaise with them to clarify any queries.

What are our professional fees for this?

Every project and property is unique and our fees are tailored to your requirements and the level and detail of information requested by the local authority. We would be happy to provide an initial chat to understand your requirements and provide a bespoke quote for our services.

Completion

Subsequent to site survey being completed, the Historic Building Record survey report would be completed for submission to the Council. Upon their approval, your alterations may then proceed, subject to any other requirements such as additional planning conditions.

We’re here to help you: If you require assistance for your development project, our team is here to help. To speak with one of our expert consultants, please call us at 0808 164 1288 or email us at hello@hea-llp.com.