Guide to eligible works

This page details what can be covered by grants given to applications in respect to works done to targeted buildings in the Rediscovering the Underbanks Townscape Heritage project.

As an overview, the grants can be used to cover 3 main areas of work. Each category attracts a different amount of grant that can be used for the building works.

  1. Carrying out structural and external repairs to buildings
  2. Repairing and reinstating elements of architectural detail
  3. Work to bring vacant buildings back into use

All work must be undertaken with respect for the character and integrity of the building or structure, and of the area in which it lies, in accordance with the relevant national conservation policies, and following published guidance and advice issued or endorsed by the relevant national heritage organisation.

Tenders should only be invited from contractors known to be able to achieve the standards of quality required.

The grant will not be paid for work that, in the reasonable opinion of the Heritage Lottery Fund, does not meet generally accepted standards of quality in materials or workmanship appropriate to the circumstances, whether in conservation work or new construction.

Building Repair

This includes the structural and external repair of historic buildings which are in use. It can sometimes include internal repairs, but only if these are necessary for structural stability.

The objective is to put into sound repair the structure and external envelope of buildings (the outside) that make a positive contribution to the character or appearance of the conservation area. Repairs should be comprehensive in scope, using appropriate techniques or methods of construction and high quality natural or traditional materials, normally on a like-for-like basis. Substitute or artificial materials are ineligible and their use generally unacceptable on grant-aided projects.

Repairs may include:

  • consolidation or reinforcement of the existing structure, using the most conservative approach that is practicable, although limited reconstruction as existing is eligible if unavoidable

  • appropriate repairs to timber frames, roof structure, beams, floor joists and other structural timbers, based on a careful and comprehensive survey of the existing structure. In situ reinforced resin repairs to structural timbers are not acceptable unless justified on the grounds of avoiding major disturbance of historic fabric

  • dry rot eradication and timber preservative treatments, preferably based on an analysis and specification by an independent consultant (whose fees are also eligible), and using non-destructive techniques and non-toxic applications wherever possible

  • damp-proofing by traditional methods, but only where damp is causing structural damage to the building. Damp-eradication measures, such as improved drainage, the introduction of French drains, or the lowering of ground levels, are preferable where practicable

  • re-roofing in natural materials traditional to the area, normally to match the historic covering, using new materials and/or re-using sound existing materials where possible. Repairs to the roof structure and high level external elements should be undertaken concurrently. Re-roofing with the artificial or alternative materials, such as concrete tiles, asbestos cement slates, reconstructed slates or artificial stone slates is not eligible for grant, nor is the use of roofing felt for flat roofs or lining gutters

  • repairs to chimneys, including lining or rebuilding if structurally essential, provided that the chimney is reinstated accurately to the historic height and profile; also replacement of the historic style of chimney pots/cans. The retention and repair of existing stacks or stalks may be a condition of grant offered to other work

  • repair or renewal of existing leadwork, and the re-forming of gutters to adequate falls, normally in accordance with the details and weights recommended by the Lead Sheet Association in The Lead Sheet Manual

  • the repair or replacement of rainwater goods or a rainwater disposal system to a building, to match the historic material and sections. Generally, this will be in cast iron, but occasionally in lead, timber or stone, where appropriate. Aluminium, plastic, PVC or GRP rainwater goods are not eligible

  • the repair of external stonework and brickwork, including decorative elements, to an appropriate specification. Plastic in situ resin based mortar repairs to brickwork and stonework are not normally acceptable or eligible, except for minor areas

  • selective rebuilding of existing stonework and brickwork, if structurally necessary and to an agreed specification. Generally, this will be using salvaged existing materials, and/or new matching materials and should be preceded by a record survey of the existing. Only repointing which is structurally necessary, kept to the absolute minimum required and carried out to an appropriate specification, is eligible

  • the repair (or if unavoidable, replacement) to the historic pattern and detail, and in the historic material, of windows, external doors and other external joinery which contributes to the character of the building and/or the conservation area

  • repairs to external render, stucco or harling and limited areas of renewal (there should be a presumption against total or substantial renewal, unless this is unavoidable) to an approved specification. If such a coating has been removed in recent years to the detriment of the performance and appearance of the building, its reinstatement may be the most appropriate form of repair. Also eligible is the repair of applied details and features, such as cornices, string courses, window architraves, columns, pilasters, rusticated rendering. These should be repaired carefully and accurately to the historic form or profile, and as nearly as possible to the historic composition. Generally, GRP or similar replacement mouldings are not acceptable for grant, nor are proprietary in situ resin-based repair techniques

  • the external cleaning of stonework and brickwork is only eligible where there is such a build-up of dirt, paint or built-up resin coatings on the surface that it must be removed in order to assess the extent of necessary repair or where the surface build-up is damaging the fabric of the building by chemical action. Cleaning for cosmetic reasons is therefore never eligible. Any cleaning which is agreed to be eligible must be undertaken to an approved specification and carried out by specialist conservation contractors

  • the repair to the historic pattern and detail of distinctive architectural features, for example decorative ironwork such as balconies, canopies and railings; tiling and other historic finishes, and architectural sculpture

  • the repair or reinstatement of retaining walls, boundary walls and/or railings, if they contribute to the stability of the building, enhance its setting, or are of particular interest in the conservation area

What cannot be funded

  • routine maintenance
  • redecoration
  • internal repairs
  • aluminium, plastic, PVC or GRP rainwater goods
  • repointing for cosmetic reasons

Reinstatement of architectural details

This can include the reinstatement of architectural features, but only where the building is otherwise in sound repair, or will be repaired as part of the project. The objective is to reinstate in whole or part elements of the exterior fabric of buildings which are essential to their design and character, such as ornamental masonry (including architectural sculpture), stucco and other applied finishes and details, joinery to historic patterns, and ornamental metalwork such as balconies, canopies and finials.

This can also include other whole elements or parts of the historic fabric which are essential to the design and character of the building such as shopfronts and windows. Please refer to our planning guidance on shopfronts and related advertisements (PDF 1.8MB).

What cannot be funded

  • ‘conjectural restoration’ work, which is work that has no firm historical evidence, either surviving on the building or recorded in photographs or drawings
  • the reversal of alterations that are themselves of quality and interest

Bringing vacant historic floorspace back into use

This includes vacant space within partly used historic buildings, such as unused upper floors over shops. Proposals for such work must respect the character and interest of the building internally as well as externally.

Since the objective is to bring vacant floorspace back into use, all aspects of the physical work of conversion will be eligible, including necessary alterations both internal and external. Grants to bring floorspace into use must only be offered if the building is in sound repair, or will be made so through concurrent repair work. Eligible works may include all aspects of the physical works of conversion, including necessary internal and external alterations, basic provision of heat light and power and basic decoration.

The grant for bringing vacant floorspace back into use may be calculated in some instances using the 'conservation deficit', that is the difference between the cost of conversion and exterior and interior repair work, and the value when converted.

Proposals to bring vacant historic floor space back into use will involve individual assessment by a qualified independent professional. A reasonable developer’s profit may be included.

However, where the value of the property on completion is significantly higher than forecast, we may seek to recover all or part of the grant.

What cannot be funded

  • furnishings and services beyond the basic provision of heat, light and power
  • fittings associated with a specific use

Infilling gap sites in key frontages

It must be clear that buildings of an appropriate quality can be achieved only by subsidy combined with the use of planning powers.

The grant from the common fund should be limited to additional costs which arise directly from the planning and architectural requirements of development in a historic setting, when compared to the cost of comparable local development outside the conservation area.

The objective is to achieve an appropriately high standard of design and materials in a historic context. Normally, the eligible works will be the structural elements whose appearance will affect the character of the conservation area, whose quality the grant is intended to secure.

Other eligible costs

Professional fees

Expenditure on fees for qualified professional advisers is eligible for grant provided they belong to one of the recognised institutions: normally architects (but not architectural technicians) or Chartered Surveyors (members of the RICS) with an appropriate level of specialist experience. The involvement of professional advisers is encouraged. Full professional fees for architectural services are only eligible if the professional adviser inspects the work in progress and is responsible for its certification on completion.

Archaeological work

The cost of archaeological work in accordance with relevant national and local planning policies is eligible, in the following cases:

  • recording and analysing historic buildings of early origin or complex evolution as a basis for devising repair or conversion works, and monitoring during those works

  • archaeological assessment, evaluation, excavation and monitoring in connection

  • with alteration, extension or new build projects

  • publication of the results, if necessitated by works which are themselves eligible within the scheme

Preliminaries

Preliminaries are a fundamental part of the cost of the works and are eligible. These include contractors setting up, site security such as fencing, scaffold and health and safety requirements.

Value Added Tax

VAT may be payable on eligible repair costs and fees and, where it cannot be recovered, it is eligible for grant. Guidance on VAT and listed buildings is contained in the VAT Notice 708, Buildings and Construction (August 1997).