Heritage and listed-building work across the Cotswolds and Three Counties
There's a particular kind of pride in working on a building that's been standing for 200 years and will be standing for 200 more. Heritage and listed-building work has been part of MBM since the start, and it's one of the areas we're most often asked about. So if you've got a listed property, or you're an architect or developer specifying a heritage scheme in our region, here's an honest walk-through of what the work involves and how we approach it.
What "listed" actually means
In England, listed buildings sit in three grades. Grade I covers buildings of exceptional national interest, which is a small number. Grade II* covers particularly important buildings of more than special interest. Grade II is the largest category and covers buildings of national importance and special interest, which is where most listed homes and commercial properties sit.
Beyond formal listing, you'll often hear three other terms locally:
Conservation areas, designated by the local planning authority, where the character of the area is protected as a whole rather than building by building.
The Cotswolds AONB, an Area of Outstanding Natural Beauty, which adds another layer of consideration to external works in much of Gloucestershire and the surrounding districts.
Article 4 directions, which remove certain "permitted development" rights in specific areas, meaning even small alterations may need full planning consent.
Most heritage projects we work on involve at least two of these layers, and often all of them.
Consents and approvals
Listed building consent is a separate process from planning permission, and it's needed for almost any work that affects the character of a listed building, inside or out. That includes things people often don't realise: replacing internal doors, removing fireplaces, installing modern services, even some types of redecoration where the original finish is significant .
We'd always recommend involving a heritage-experienced architect and a conservation officer early. The conversations that happen at the pre-application stage usually save months of revisions later. We work alongside both regularly, and we're equally comfortable picking up projects where the consents are already in place or coming in earlier to help shape them.
Materials and methods
The biggest mistake we see on heritage work is treating it like a modern build with older details bolted on. It doesn't work that way. Lime mortar, traditional renders, breathable paints, hand-cut stone repairs, sash window restoration, lath and plaster repair: these all require specific knowledge, specific subcontractors, and a willingness to work at a slower programme than a contemporary build allows for.
Our supply chain includes specialist trades who only work on heritage. That's how the Pittville scheme in Cheltenham was delivered, where we replaced traditional sliding sash windows alongside full external rendering and redecoration to a residential building, working in challenging access conditions whilst maintaining the period character of the property.
Living through the works
A lot of heritage work happens in occupied buildings, whether that's a family home, a tenanted property, or a commercial space that needs to keep trading. The Heriotts in Droitwich is a good example as it the work we recnetly carried out for the Cheltenham Montpellier Toilet refurbishment project . We've been delivering a substantial programme of works to a Grade II listed property whilst tenants remain in place, working closely with the managing agent and keeping each tenant informed of schedules, access requirements and progress.
That side of the work matters as much as the craftsmanship. Heritage owners and tenants have usually loved the building for years before we arrived. Treating it, and them, with that in mind is non-negotiable.
Working with us on heritage
If you've got a listed or heritage property in the Cotswolds, the Three Counties, or the wider Midlands, we'd be pleased to talk. Earlier in the process is better, but we're equally comfortable picking up schemes that already have consents and a design team in place.
office@midlandsbm.co.uk01684 423211
Build with confidence,
The MBM team
