The case for making a listed property more energy-efficient

By Andy Duarte Insurance Advisor

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Listed property owners who ideally would like to make their homes more sustainable can rejoice, as 2024 is the year for more relaxed planning rules in certain areas. Owners may no longer have to apply for permission when installing greener technology, such as solar panels and heat pumps. As part of a government-wide initiative to reach a target of Net Zero on household emissions by 2050, these changes could affect up to three million properties in England. All of this was proposed with the best of intentions, so as a nation, we’re all trying to decarbonise how we heat our homes, power them, make improvements in thermal comfort, while also becoming more cost effective.

But what does this change in reality actually mean, what’s potentially included, and what remains a no-go unless you do have specific planning permission? Let’s raise the roof and find out.

If you currently own and live in a listed property, or rent out, or manage historic buildings, you’ll no doubt be familiar with the rigid rules and legislation around making changes to the structure and features that provide the “listed” status. Many of you will even feel very reassured that modernising treasured homes is far from easy, as updates can be unsightly and out of keeping with the preserved style and appearance. But if these protections were reduced, this would be a cause for concern as certain sustainable additions may be viewed as a blight on the landscape, reducing both the aesthetic and property value. Should the very thing that gives listed properties their uniqueness be risked to meet climate expectations?

With that in mind, despite some dissent from certain factions, there’s now a rather loud and united parliamentary voice that can’t be ignored, whereby individual councils may allow whole areas to go Net Zero – which could include older, listed buildings alongside many new-builds that are already developed with sustainable features such as heat pumps, solar panels, and double glazing.

Proposed legislation recognises the part listed buildings play in our heritage and culture, noting that any change would need to be carried out in a “sensitive fashion”, with plans further laid out in a government review regarding energy efficiency adaptions.

While the grand plan for as many energy-efficient homes as possible aligns to the wider ambition of the UK being Net Zero by 2050, these adaptations or “retrofitting” won’t be as straightforward for older properties, so there are particular considerations.

These include the sourcing and purchasing of specialist materials and labour, structural implications, and what other areas of the property may also need to be altered to accommodate these changes. And all of that takes time and costs money, even if the result is a home that’s now likely to last longer while achieving the target of reduced carbon emissions.

While many new builds are designed to be more sustainable, it’s interesting to note that the actual construction (and possible demolition of what lies on the site) temporarily increases those emissions, whereas improvements on existing homes are far less likely to cause such a spike. To put a tangible figure on this, a recent study on this subject revealed that making energy improvements on a pre-existing property is at least four per cent better than demolishing and replacing, in terms of carbon release.

In a further addition to the list in favour of making historic homes more sustainable, there is research that the eco-friendly retrofitting of historic homes and listed buildings will create a slew of new jobs across the construction sector – including those in the supply chain, site builders and architects, potentially generating around £35bn in economic output – all while pushing us ever closer to that Net Zero target.

Single glazing with condensation in old home

View of the underside of a boiler showing pipes, valves, a pressure gauge, and a thermostat, with visible signs of rust.

Planning permission may be about to get easier, but this is different to ‘listed building consent’. This covers works that may alter the interior in order to achieve energy efficient levels, but these changes could have an impact on what makes the building of special or historical interest. If and when this consent is needed, local authorities must ensure that any changes align with preservation, and not disturb this. But there are many internal improvements that don’t require any consent, such as insulating the loft, or replacing a boiler that is not run on a carbon-based fuel.

One of the main backers supporting climate change action for homes and property is Historic England – who believe that all historic, listed buildings can be more energy efficient without compromising the structural integrity. To expedite this while providing guidance local planning authorities, they’re part of a consultation group working on a Historic Environment Advice Note (HEAN) focussing on climate change and historic building adaptation.

This document that has the potential to offer solid advice to those that sign off on decision-making while ensuring owners of historic homes are doing all they can to contribute to the Net Zero target. Historic England will also have an ongoing role in providing guidance on affordability and costs for any retrofit measures that are deemed necessary in listed buildings.

In summary, that despite some opposition, there will be legislation passed on making housing more sustainable. And within the listed building ownership sector there will be those that welcome a relaxation of planning permission with open arms, eager to play their part in reaching Net Zero and reducing carbon emissions. And there will also be those that are not only concerned that forced measures may spoil the appearance of their historic home, but who are worried about the financial implication.

Whatever that cost is, and whatever changes you make, check that you have the specialist building insurance in place to carry you through any modifications and beyond. Any questions? Talk to one the specialists at Abode on 01622 476433 or come here for a quote.

The case for making a listed property more energy-efficient

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