Conserving

Georgian and Victorian

terraced housing
A guide to managing change
 Summary

This guide is for local authorities, owners and others involved in

the conservation of Georgian and Victorian / early 20th century
terraced housing. It gives a historic overview of terraced housing
and identifies important features of different types of terrace.

It will help local authorities and others implementing historic

environment legislation and policy.

It will also help those planning to make changes to terraced

housing to understand their buildings and what is special about
them. It identifies issues to consider for those wishing to make
alterations and it provides helpful information for making
planning applications.

This document has been prepared by Nigel Barker-Mills, Duncan

McCallum, Victoria Thomson, Robyn Pender, Michael Dunn and
Kate Guest. This edition published by Historic England July 2020.
All images © Historic England unless otherwise stated.

Please refer to this document as:

Historic England 2020 Conserving Georgian and Victorian terraced
housing. Swindon. Historic England.

Front cover: https://historicengland.org.uk/images-books/publications/

Lansdown Hill, Bath. conserving-georgian-victorian-terraced-housing
Contents

1 Introduction....................................................................1

2 Historic overview............................................................3

2.1 Georgian period................................................................................. 3

2.2 Victorian period................................................................................. 5

3 An approach to change....................................................7

3.1 Plan form........................................................................................... 8

3.2 Elevations........................................................................................ 14
3.3 Extensions........................................................................................ 16
3.4 The terrace and the street................................................................ 17
3.5 Maintenance and environmental performance................................. 19

4 Applications for change.................................................20

4.1 Information for owners.................................................................... 20

5 Further reading.............................................................23

5.1 Historic England publications.......................................................... 23

5.2 Other publications........................................................................... 24
5.3 Further sources of advice and information....................................... 25
 1 Introduction

This guide aims to support those involved in the conservation of Georgian

and Victorian / early 20th century terraced housing (1715 – c1919). We
anticipate that it will be of most use to owners of historic terraces and
local authorities dealing with requests for listed building consent.

It will help with implementing historic environment legislation, policy

in the National Planning Policy Framework (NPPF) and related guidance
given in the Planning Practice Guidance (NPPG). In addition to these, this
guide is designed to be read in conjunction with the relevant Good Practice
Advice and Historic England Advice Notes.

The guide emphasises that evidence required to inform decisions affecting

terraced housing should be proportionate to the importance of the asset.

Georgian and Victorian / early 20th century terraced housing encompasses

a wide variety of types and there will be some variation in importance. A
range of factors determine the significance of any historic building and it
is necessary to understand the importance of an individual asset before
considering changes. This will help decision makers to determine how
easily a particular building will absorb change. It is therefore not the
intention of this guide to provide hard and fast rules about acceptable
levels of change, but rather to set out the issues and the areas of the
terraced house which decision makers need to consider when deciding
whether change is acceptable.

Figure 1:
Different types of Georgian
and Victorian terraces are
found across the country.

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 The focus of this document is on listed terraces which are subject to
statutory protection and included on the National Heritage List for
England. It highlights particular issues to consider when sustaining the
heritage significance of this distinct building type. The basic principles
can also apply to other historic terraces, for example those in conservation
areas, of which there are numerous examples across the country.

Terraced housing is found across England, having first emerged as a

building type in the late 17th century. An essential characteristic of the
terrace is the desire for consistency, either for architectural or commercial
reasons. This results in a limited number of closely related plan forms. This
guide defines terraced housing as:

“development which comprises three or more uniformly designed

houses sharing common materials, boundary treatments and plan
forms. The terraced house is essentially an urban building type,
particularly characteristic of cites and major towns, although
examples can be found in smaller market towns and villages.”

This guide supersedes the English Heritage publication ‘London Terraced

Housing 1660 -1860’.

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 2 Historic overview

The development of towns in England created many terraced houses, ranging

from grand aristocratic compositions intended to mimic country houses
through to modest workers’ housing. The terraced house was a particularly
important urban form, and a substantial portion of listed domestic buildings
falls into this category. The Georgian terrace has long been regarded as
England’s greatest contribution to the urban form, defining and shaping the
historic character of places like London, Bath, Manchester, Leeds, Newcastle
and Brighton, where whole districts of terraces still exist.

2.1 Georgian period

Regular terraces first appeared in the later 17th century. These early
buildings were designed for an educated elite, and were based on
continental classical models, most probably inspired by Inigo Jones’
work at Covent Garden. Interest in the terrace form intensified after the
Restoration of the Monarchy, and the late 17th century saw the rise of
large-scale, speculative builders in London (such as Nicholas Barbon, who
played a role in the reconstruction of London following the Great Fire in
1666). This encouraged standardisation in plan and appearance.

Early Building Acts from 1667 onwards divided the London terrace into four
classes, defined by the number of storeys, ceiling heights, wall thicknesses, and
road widths. The influence of these Acts – which at the time only applied to the
City of London – spread across the capital and out to other parts of the country.

Figure 2:
A very early 1690s terrace
in Bideford, Devon.

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 Technological advances made this increased level of development
Figure 3: possible. The drop in the price of glass meant that windows could be made
The Royal Crescent in Bath large enough to illuminate the floor space and stairs from only two walls.
is one of the most famous This was coupled with the invention of the sash window, which allowed for
terraces in the country. effective ventilation of the floor plate.

By the early 18th century fashionable terraces, designed to impress, were

being constructed in London and Bath with other early examples surviving
in cities such as Bristol (Queen’s Square, dated1699-1727). These were
often built during periods of increased economic prosperity. By the
middle of the century, terraces were evolving into grander compositions,
including circuses and crescents. This architecture – so integral to the
character of Bath, and associated with its status as a fashionable spa
– was imitated in other resorts, including Buxton, Brighton, Hastings,
Leamington and Cheltenham.

In London, more rigorous enforcement of the Building Acts after 1774 led
to simplification, and an increased consistency in the external appearance
of the many more modest terraces being constructed by speculative
builders. These were often grey or stock brick, with decoration confined
to entrances and boundary treatments such as railings. In the interiors of
the houses, panelling, fireplaces and staircases conformed to a standard
vocabulary and disposition.

At the same time, the grand terrace composition intended for wealthy
households also flourished. The terraces of Nash and Cubitt were based on
the precedent set by Robert Adam at the Adelphi in London and had grand
aspirations towards changing the character of London as part of major
townscape remodelling. Examples are found in other cities too, including
the work of Richard Grainger in Newcastle and John Foster in Liverpool.
By the late Georgian and early Victorian period many towns across the
country, including York, Exeter, Hull, Liverpool and Leeds, had handsome
streets for the wealthier urban class lined with the ordered facades of
terraced development.

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 2.2 Victorian period

During the Victorian period populations in London, Liverpool and

other northern cities rapidly expanded as part of industrialisation and
developing commerce. Large numbers of terraces were built speculatively
to accommodate householders at the lower end of the socio-economic
scale, who required accommodation close to their places of work.
Examples of this type of terrace can be found in the dockland areas of east
London and around the factories of Yorkshire and Lancashire. At the same
time, the terrace form was also used for model communities sponsored by
enlightened mill owners and employers like Titus Salt (who constructed
Saltaire for his workforce).

The grand architectural terrace began to decline after the middle of the
19th century, as the rich turned more towards individual houses. Terraces
then became more closely associated with the aspiring middle classes.
Figure 4: Mid-Victorian terraces increasingly used stucco and Italianate styles,
Smaller, standardised
examples of which can be found not only in suburban areas like the 1850s
terraces were associated
with factory and mill terraces in Sunderland or the 1860s housing in Leeds, but also in emerging
workers. coastal resorts such as Teignmouth in Devon and Fleetwood in Lancashire.

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 By the later Victorian period, the upper middle classes too were generally
seeking detached houses or villas. The terrace then became associated
with the lower middle classes, but retained a form and quality that
distinguished them from the cheap, standardised ‘byelaw’ row houses
built for workers close to the factories and mills. ‘Byelaw’ housing usually
refers to housing built to comply with the Public Health Act 1875, which
imposed certain standards on quality. By the end of the 19th century
terraces had become very accurate illustrations of the social and economic
standing of the areas in which they were found, which adds to their
historic interest.

Following the end of the First World War and the advent of new
housing legislation in 1919, Victorian terraces became associated
with overcrowding and slums. Terraces gave way to the rise of semi-
detached houses.

Although consistency and standardisation are key characteristics of terrace

development through the centuries, regional variations were developed
that led to distinct urban types. The urban mews, for example (which
provided a solution to stabling in a dense urban setting) is predominantly
found in London, although there are examples in Brighton and Bath. The
development of ‘back to back’ terraces, with houses sharing a rear party
wall, is a distinctive feature of several northern towns and cities, especially
Leeds and West Yorkshire. In the north-east of the country, ‘Tyneside
Flats’ and the ‘Sunderland Cottage’, which comprised rows of bungalows,
are also distinctive; the London version is ‘Cottage flats’. These forms are
all testament to the variety, efficiency and inherent adaptability of the
terrace, which has enabled it to survive successfully to the present day.

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 3 An approach to
change
A key challenge when planning change to terrace development is reaching
a balance between meeting the needs of owners whilst sustaining the
consistency of external architecture, internal plan and internal detail that
distinguishes this building type. The standardisation of plan and use of
modest materials in many terraces can lead to an under-appreciation of
the value and interest of the individual house as contributing to a greater
whole. A good starting point is to establish as far as is reasonable the
intentions of the original developer of the terrace, placing it within its
historical and social context. This will then assist understanding of the
importance of the plan form, the materials used, boundary treatment
and the wider role of the house as part of the terrace in the street and
immediate context.

Understanding the distinctive nature of the architectural and historic

significance of terraced houses is important. It can help to understand
how adaptable they may be and therefore improve their viability and
long-term prospects. Successful proposals deliver the mutually supportive
objectives of economic, social and environmental gains together wherever
possible. Conservation involves managing change in such a way that
the significance of heritage assets is sustained or even enhanced. With
careful consideration based upon a good understanding, changes can
avoid or minimise harm. Where there will be harm, this requires clear and
convincing justification.

The emergence of terraced housing is largely based upon its efficiency in

meeting the distinctively English custom for individual housing in an urban
context. Its survival is based upon its adaptability in meeting later fashions
and changing use.

In many cases there are also opportunities to restore lost elements

eroded through past changes and enhance the significance of not just the
individual house, but the terrace as a whole.

Where like-for-like repairs are being considered, Historic England

recommends that the materials used match the original materials as
closely as possible. Materials which match in both appearance and
physical properties will react and weather the same way over time.

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 Where there is a cluster of listed buildings in an area, local authorities
may wish to consider Local Listed Building Consent Orders (LLBCOs) or
Heritage Partnership Agreements (HPAs). LLBCOs allow local authorities
to grant listed building consent for specific works to groups of listed
buildings in all or part of their area. This means that owners will not need
to make individual applications but can proceed with works, subject to any
conditions that may be attached to the order. HPAs allow local authorities
to grant listed building consent for specific works agreed with the owner/s
of a building for an extended period of time. For more information, see the
Historic England Advice Note.

When considering change to terraced housing, the following aspects of

their architectural and historic interest require particular consideration.

3.1 Plan form

The basic plan form of the regular terraced house of the Georgian period
(1715-1840) is usually two rooms deep but often with cellar or basement
below. The ground and first floors of Georgian terraced houses were
often the most significant. These housed service or ancillary rooms in
the upper floors of larger houses or in a rear extension and below for
smaller houses. There are a limited number of related plan forms with a
consistent hierarchy between front and back rooms. The width of the plan
was unusually consistent, particularly in London, although depth could be
more variable.

The standard terrace house plan of the Victorian period (1840-c1900) for
the middle class and workers’ housing is two floors of two rooms each,
with the entrance hall and stairs to one side. Variants usually comprise
further floors on top, basements below and extensions to the rear. A
major exception to this common plan is the central entrance plan with
the stair rising immediately behind the front door lobby and two main
windows on each floor. Terrace plans with no hall and direct entrance
to the front room, often called the ‘parlour’, are generally indicative of
workers’ housing.

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The example terraced house below shows some of the areas and features, found in many terrace types, to
consider when planning changes to a property. It shows areas where it may be possible to retain, repair or
reinstate original features and some areas where there may be opportunity for change. The relevant part of the
guidance note then provides more detail about types of issue to consider when planning change.

Existing roof form and structure retained and repaired with appropriate materials

Redundant tanks or
boilers removed to
increase capacity in Potential opportunities for
the roof carefully considered work
to improve environmental
performance while
retaining historic fabric
Opportunities to retain
or reinstate original plan
form, floor structures,
walls, staircases, and
internal partitions

Openings in partitions New brickwork matching

may be formed in or toned down to match
partition walls and original
modern partitions
removed

Changes affecting party Existing window and door

walls will require careful joiner y retained or details
planning reinstated

Vaults, front basements, stone paving, pavement lights, coal hole covers and domestic
features retained or repaired

Figure 5:
Example cut away terraced house: typical features and issues to consider when planning changes

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 Dormer windows or Chimney stacks or pots kept or reinstated
rooflightslocated on
inner or rear roof slopes

Original closet wing

or rear extension
retained and repaired

Paint colours for interior

decoration may be changed

Bathroom fittings may Opportunities to retain

be removed unless internal features of
of particular historic interest such as panelling,
interest fireplaces and staircases

Railings kept and repaired

Changes can increase capacity of vaults and basements while retaining historic fabric

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 3.1.1 Stairs

The position of the staircase within a plan could vary. Early terrace plans
often had the stair in the centre of the house between the front and
back room accessed by a passage between. In London by 1700 this was
generally superseded by the side hall and stair which remained consistent
through to the Victorian period. For smaller terrace plans stairs could often
be in the rear room on the side with usually one turn at the top (a ‘dog-
leg’). For larger terraces, including those with basements, the stairs are
usually double flight with landings and are lit by large windows in the rear
elevation.

In London, the leasehold system of speculative terrace housing could

result in the upgrading of houses to reflect changing fashion at the end
of a lease, rather than complete redevelopment. It is therefore common
to find earlier plans behind later elevations and staircases are often a
useful indicator of date. Smaller separate stairs to attics and service
rooms were often left in place even if the rest of the house underwent a
thorough internal re-ordering: where they survive they make an important
contribution to significance.

3.1.2 Interior features

Terraced house interiors often have a standard vocabulary of typical

patterns of panelling, cornices, fireplaces and skirtings. These often reflect
the hierarchy of rooms, being simpler in what were seen as less important
areas. Earlier examples of interior features would often be hand crafted,
but by the later 18th century and into the 19th century elements such as
stair balusters would be ‘machined’.

3.1.3 Basements and cellars

Many urban houses were built with rooms below the level of the street
with only a simple window and sometimes access from the front. The
relationship between this lowest level of the building and the street was
not always straightforward and some terraces have half-basements or
cellars. The full basement, which broadly follows the dimensions of the
rooms above, is characteristic of Georgian urban terraces, particularly in
London. It usually originally contained the kitchen at the back, servants’
hall at the front or, for smaller houses, the breakfast room. There is often
access from the basement to the rear yard and, in London, access from the
street. In order to provide front access and to allow for a proper window
the ‘area’ was created. In London and some other urban centres larger
houses extend the ‘area’ forward under the footpath or street for storage,
for example of coal. The ‘area’ is an important transition zone between
the street and the house providing functional and physical separation and
increasing the comfort of the occupants.

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Figure 6:
Black railings maintain the
uniformity of basement
flat entrances.

Basement vaults are an important feature of the planning of some types

of Georgian and Victorian terraced house. They are a characteristic feature
of the construction of terraced housing in Bath and surrounding districts.
They were often originally built to support the highway above and
provided the house with a service area and coal storage.

3.1.4 Kitchens and service rooms

The aim of most terraced house plans was to place service or rooms for
ancillary functions out of sight and distinct from the main living area
of the house. In the larger Georgian terrace, supported by a significant
complement of household staff, the accommodation for servants would
often be in the basement along with the kitchen, pantry and scullery.

In houses without basements and those of smaller size, service rooms such
as sculleries and kitchens were placed to the rear, often in an extension,
with further accommodation for servants in the upper floors. The rear
of a Georgian terrace is generally easier to alter without compromising
architectural integrity. Extensions are therefore often later than the main
range, or have been substantially altered over the years to accommodate
improvements in sanitation and comfort.

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 For terraces in the Victorian period, particularly those for the middle class
and workers’ housing, the rear ‘extension’ was often provided in a consistent
manner (for example coupled under one roof) and the distinction between a
consistent façade and an informal, incremental rear elevation is not so distinct.

Figure 7:
Rear view of a terrace
showing different
alterations and extensions.

If there are plans to change the plan form, issues to consider include,
but are not exclusive to, the following:

1. Will the proposal involve the erosion of the original plan?

2. Will the proposal involve the loss of the last surviving element
of the plan?
3. Are there opportunities to re-instate elements of the
former plan?
4. Does the proposal involve loss of the stairs or part of the stair?
5. How will the proposal change the relationship between the
house and the street?
6. Is the original hierarchy of rooms still present?
7. Are changes to the original hierarchy themselves important?
8. How does the proposal affect the ability to appreciate
earlier change?
9. How will the proposal affect the relationship between the main
rooms and service rooms of the house?
10. How will the proposal affect surviving interior fittings including
fireplaces, cornices, skirting boards, panelling and shutters?
11. Are there opportunities to accurately re-instate missing
interior features?

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 3.2 Elevations

The speculative system that underlies the creation of the terrace was
based on ensuring consistency in the overall composition of the front
elevation. In its earliest form this was based on the order and composition
of the classical tradition. Architectural styles and fashion changed in the
Victorian period but the underlying desire for consistency within a terrace
development remained.

For the terraces of the Regency period (c1810-30) and later, when the use
of stucco and render became particularly fashionable, consistency of finish
was even more important and the use of colour was often controlled.
Original finishes imitating stone or more expensive materials were often
used but the majority have now been covered over or lost. Features such
as balconies enlivening the façade were also popular, especially in seaside
and spa towns. In other urban centres architectural detail (including
window surrounds and drips, cornices and string courses) was consistent,
often providing the only decoration in otherwise sober brick facades,
alongside their function in providing protection from the weather.

Figure 8:
The front of a terrace
usually showcases
the consistency of the
development.

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 3.2.1 Roofs

Of particular importance in the elevation was the treatment of the roof,

which for those terraces employing the classical tradition was often
hidden behind a parapet. Late Georgian terraces across the country usually
reflected the hierarchy of the interior plan in their window proportions.
But the roof, even when visible, was often kept to a low, usually
uninterrupted pitch. This ensured the visual dominance of features such
a pediments or attics which were deliberately designed as architectural
emphases to be seen from a distance. In more modest terraces dormer
windows allowed the use of the roof space for ancillary accommodation
but were typically small in size and discreetly placed.

In the mid and late Victorian periods different, more decorative

architectural styles (including forms of Gothic Revival and Queen Anne
Revival) place greater importance on the use of gables, bays and roofs,
delighting in the opportunities for ornament and detail. These were
also usually treated consistently within an individual terrace. Regional
variations in the use of materials can also be found in the Victorian period.
These include combining different stones or different, often contrasting
coloured bricks (polychrome brickwork) with stone dressings, adding to
the architectural interest.

Issues to be considered regarding elevations:

1. Will the proposal erode the consistency of the elevation

treatment, such as the treatment of windows or colour?
2. Is the external colour treatment controlled by lease or covenant?
3. Will the proposal accurately restore lost features enhancing
architectural consistency?
4. Will the proposal involve increasing the prominence of the roof
on the front elevation?
5. Will the proposal respect and/or complement existing materials?

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 3.3 Extensions

The front elevations of many Georgian terraces were the result of a

combination of factors including Building Acts, leasehold requirements
and architectural economy. The desire for regularity applied mainly to
front elevations but greater change was permitted to the rear. The rear
rooms were usually lower status and often contained service rooms such
as pantries, sculleries and kitchens. Early service or ‘closet’ wings are now
unusual and important where they survive.

The back extensions are often the most varied and complicated part of
terraced houses and have been subject to the most change. Later Georgian
and Regency terraced houses have often had their rear yards infilled with a
variety of additions and in medium sized Georgian houses there was often
a basement level rear extension with a single storey ‘back room’ above at
ground floor. Outside of London or where land was at less of a premium
many terraces could have longer extensions of varying heights.

After the middle of the 19th century the back extension became more regular,
often two-storeyed, and the use of basements declined, with the kitchen and
sculleries now being placed on the ground floor at the rear. The rear extension
also became more consistent in plan in the interests of economy. In more
modest examples the ‘coupled’ single-roofed extension emerged, placed
across the rear of two adjacent houses that shared the same yard.

Although the rear of terraces is usually the area that has been most altered
it is important that any proposals for further extensions or alterations
respect existing important fabric and surviving internal features to ensure
an appropriate relationship is maintained between the main house, rear
extensions and the original extent of the yard or garden.

Issues to be considered when extending terrace houses:

1. Are existing extensions historically significant?

2. Is there an existing rhythm to the extensions?
3. Does the proposal enclose or infill the rear yard?
4. Does the service character of the extension survive ie small
simple, unadorned rooms?
5. How does proposal affect the traditional service character of the
extension?
6. What is the impact upon the balance between main house and
rear extension?
7. What is the impact upon surviving interior features?

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 3.4 The terrace and the street

As an urban building type, the relationship between the terrace and the street
is an important element of its special interest. The architectural consistency
of the terrace extended to the treatment of boundaries when private space
began to be created, which was usually outside city centres. Where the terrace
faces directly onto a front garden or area this space provides an important
transition between public and private zones and maintaining a distinct
defined boundary was important. Original boundary treatments (which
could include dwarf walls with metal railings, stone balustrades or hedges)
were usually treated as part of the architectural composition and would also
become simpler further down the ‘class’ of terrace.

9 10

A notable variation to the suburban street of terraces is the northern street

Figure 9: block comprising ‘back- to- back’ houses, with no rear gardens; sometimes
The boundary treatment enclosing a central yard or court used for toilets or drying. There are some
for this terrace is a wall alternative layouts for terraces off ‘courts’, ie not directly accessed from
with railings. the public street.

Figure 10:
A row of terraces facing
The grandest late Georgian and Regency terraces faced onto a square or
onto a garden area. garden, which often was a private amenity only accessible by keyholders.
A variant was the creation of a semi-private lawn or greenery placed between
the driveway to the terrace and the public road, as found for example in
Leamington Spa and Cheltenham. These spaces add to the architectural
and historic interest of the terrace and are key elements of their setting.

In the 19th century some terraces could be placed within their own park,
accessed by private roads, but by the end of the century all medium sized
houses and the majority of smaller houses were built with a front garden
with a consistent boundary treatment as well as the rear yard or garden.

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 3.4.1 Mews

The Georgian and Regency terraced houses intended for the wealthiest
occupiers had their own stables and accommodation for coachmen at
the end of the rear yard to the house, with access to a small back street
or mews. The physical separation between the main house and these
service buildings was important and the entrance to the mews was often
embellished with an ornamental or imposing gateway. Outside of London
mews are quite rare, but examples can be found such as those in Brighton.
Separate rear access to later medium sized and smaller terraced housing
became rarer from the middle of the 19th century in the south of England,
although in the industrial terraces of the north the rear access or back lane
became an important part of the urban grain.

Issues to consider when considering changes which affect the

relationship between the terrace and the street:

1. What is the impact of proposals on boundary walls/fences?

2. Are any of those boundaries party walls?
3. Will the proposal reinstate missing boundary features?
4. Will the proposal substantially infill the garden space?
5. Will the proposal link formerly separate mews?

Figure 11:
View of a London mews.

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 3.5 Maintenance and environmental performance

Good conservation of heritage assets is founded on appropriate routine

management and maintenance. Such an approach will minimise the need
for larger repairs or other interventions and will usually represent the best
value for money when taking care of an asset.

Co-ordinating simple tasks like gutter cleaning and repainting for a terrace
as a whole can assist in reducing costs and ensure efficiency, particularly if
they are part of an agreed proactive programme of forward management.
Further advice for owners is available on the Historic England website.

Works to improve environmental performance, such as additional

insulation, need to be carefully considered to avoid unintended
consequences for neighbouring properties. Further information on energy
efficiency is available on the Historic England website. Works which involve
intervention in party walls may require notification under the Party Wall Act.

A wall is a ‘party wall’ if it stands astride the boundary of land

belonging to two (or more) different owners Party Wall etc Act 1996
Explanatory booklet (MHCLG, May 2016)

Below are some steps to follow when considering changes to

Georgian and Victorian terraced houses:

1. Establish as far as you can the historical and social context of

the terrace.
2. Identify the features of the house that are original, with
particular reference to plan form. This may include stairs, interior
features, roof form, doors and windows and external decoration.
3. Identify opportunities for enhancing the architectural
consistency of the terrace as a whole (ie for the different dwellings
within the terrace to look similar).
4. Ensure any heritage statement or appraisal provides a clear
assessment of what is important and why as well as describing the
impact of the proposal. See Section 4.1 for more information.

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 4 Applications for change
4.1 Information for owners

Certain types of change will require planning permission and / or listed

building consent. Planning permission is needed for changes which are
defined as development. This includes building works, some kinds of
demolition and changes of use to existing buildings. For listed buildings,
listed building consent will be required for alterations or extensions
(including demolition) which affect their character or appearance as a
building of special architectural or historic interest.

For more information on permission and consents, please see the Historic
England website.

Most routine maintenance and minor repair is unlikely to require listed

building consent or planning permission (where relevant) if it is carried out
using the same techniques and materials and does not affect the character
of the listed building, which could be the individual house or terrace as a
whole. It is worth seeking advice on whether or not consent is required (for
example, re-painting a stucco terrace might need listed building consent if
it was proposed to change the colour).

It is also important to consider whether the significance of the terrace

requires an expert assessment to gain the necessary level of understanding.
It is good practice for owners/ applicants to seek advice from professionally
accredited experts and to comply with relevant standards and guidance.

If the terraced house is unlisted but in a conservation area, there may still
be additional controls to protect the historic and architectural elements
which make the area special.

For more information on conservation areas, please see the Historic England
Advice Note on Conservation Area Appraisal, Designation and Management.

Where a terraced house has been divided into separate dwellings or is

defined as a ‘House in Multiple Occupation’ (HMO) additional requirements
may apply and early discussion with the local planning authority is
encouraged. Works to floors or ceilings of separate dwellings within the
Figure 11: building may be considered party structures under the Party Wall etc Act
Certain types of change 1996 and notification may be required.
to a historic terrace will
require permission.

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 For further information on this complex and changing issue, please see the
Planning Portal.

Your home is a House in Multiple Occupation (HMO) if both of the

following apply:

„„ At least three tenants live there forming more than one

household; and

„„ You share toilet bathroom or kitchen facilities with

other tenants.

4.1.1 Engagement with the local planning authority

When considering proposals for change it is important that owners engage

with the local planning authority at an early stage, taking advantage of
available pre-application services. To achieve the best outcome from early
engagement clear information on what is proposed, supported by simple
plans and photographs for example, will help to ensure that the initial
discussion is worthwhile for all parties and assist in resolving any issues.
It is important for decision makers to take into account the significance of
each individual asset when deciding on its capacity for change.

The right information is crucial to good decision making. Applications for

change that affect the significance of listed terraces have the best chance
of success if they are based upon a good understanding of the particular
significance of this type of heritage asset. In making decisions local authorities
need to have a clear understanding of the significance of the asset being
affected and the potential impact of the proposals. Information on significance
is provided by the applicant and can be in the form of a heritage statement
on its own or as part of a wider Design and Access Statement if required.

A heritage statement sets out what is important about an asset and why.

The description of the building in the National Heritage List for England
provides a starting point and will give the Grade of protection and may include
images .Early List Entries were only intended to identify the building but more
recent or amended entries provide a fuller account. Some will set out the
special architectural and historic interest (key elements of the significance),
giving the reasons for the designation, while others are more limited. Adding
consideration of context and contemporary circumstances to a heritage
statement is advisable in any analysis supporting proposals for change. It is
important to note that listing covers a building and its curtilage in its entirety:
the interior is covered even if not specifically mentioned. Occasionally, notably
since new powers available from 2013, the focus of the special interest
may be expressly defined. Any exceptions should be treated with care.

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 The National Heritage List for England can be used with other sources,
including the Local Studies Library, local Record Office, Historic
Environment Record, local history societies’ records, trade directories
and the National Archive which may also provide useful information. The
heritage statement does not have to be exhaustive but should be clear on
what is important about the asset. The greater the impact the greater the
justification for change will need to be. For assets that are particularly
complex or significant or applications involving complex proposals further
specialist expertise may be required.

4.1.2 Historic England’s role

Historic England is a statutory consultee in the planning process. This

means that local planning authorities must consult us when considering
certain types of planning proposals. These include:

„„ Listed building consent applications relating to works to a Grade I or

II* building, or structural demolition (ie of a staircase, floor structure,
roof structure, chimney breast or at least 50% of a principal wall) or
demolition of a Grade II building;

„„ Applications for planning permission for development which affects

a Grade I or II* listed building or its setting;

„„ Development which affects the character or appearance of a

Conservation Area and which involves the erection of a new building
or the extension of an existing building where the area of land
in respect of which the application is made is more than 1,000
square metres.

Your local authority can advise when an application may be notified to

Historic England. The local authority makes the final decision about
whether to grant permission.

We offer our own pre-application advice service for prospective applicants

and details of this can be found on our website.

It is often most effective if a pre-application request to Historic England

can be co-ordinated with an approach to the local authority so that a
decision on how they will engage with the application, or any fundamental
issues, can be resolved at the earliest opportunity. If a local authority
indicates that a pre-application discussion with Historic England would
assist, requests are made to the relevant Historic England regional office.

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 5 Further reading

5.1 Historic England publications

Listing Selection Guide Domestic 2: Town Houses

Historic England 2014 Practical Building Conservation: Building Environment

Surrey and Burlington: Routledge

Historic England 2014 Practical Building Conservation: Earth, Brick &

Terracotta Surrey and Burlington: Routledge

Historic England 2014 Practical Building Conservation: Glass & Glazing Surrey
and Burlington: Routledge

Historic England 2014 Practical Building Conservation: Metals Surrey and

Burlington: Routledge

Historic England 2014 Practical Building Conservation: Mortars, Renders &

Plasters Surrey and Burlington: Routledge

Good Practice Advice notes (GPAs)

The GPAs provide information on good practice, particularly looking at the

principles of how national policy and guidance can be applied.

GPA2: Managing Significance in Decision-Taking in the Historic Environment

GPA3: The Setting of Heritage Assets

Historic England Advice Notes (HEANs)

The HEANs include detailed, practical advice on how to implement

national planning policy and guidance.

HEAN 1: Conservation Areas: Designation, Appraisal and Review

(Second Edition)

HEAN 2: Making Changes to Heritage Assets

HEAN 5: Setting up a Listed Building Heritage Partnership Agreement

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HEAN 6: Drawing up a Local Listed Building Consent Order

HEAN 7: Local Heritage Listing

HEAN 10: Listed Buildings and Curtilage

5.2 Other publications

Ayres, J 1998 Building the Georgian City. New Haven and London: Yale
University Press

Burton, N and Guillery, B 2006; Behind the Façade: London house plans 1660
– 1840. Reading: Squire Books Ltd

Burton, N, Cruikshank, D et al 1990 Life in the Georgian City. London: Viking

Clark, K 2001 Informed Conservation: understanding historic buildings and

their landscapes for conservation. Swindon: English Heritage

Cruikshank, D and Wyld, P 1975 London: The art of Georgian building.

London: John Wiley & Sons

Davey, A et al 1995 The Care and Conservation of Georgian Houses: A

maintenance manual for Edinburgh New Town, 4th edition. Edinburgh:
Butterworth Architecture

Guillery, P 2004 The Small House in Eighteenth Century London. New Haven
and London: Yale University Press

Longstaffe-Gowan, T 2012 The London Square: gardens in the midst of town.

New Haven and London: Yale University Press

Longstaffe-Gowan, T 2001 The London Town Garden. New Haven and

London: Yale University Press

Muthesius, S 1984 The English Terraced House. New Haven and London: Yale
University Press

Stevens Curl, J 2011 Georgian Architecture in the British Isles 1714 – 1830, 2nd
edition. Swindon: English Heritage

Summerson, J 2003 Georgian London, revised edition. New Haven and

London: Yale University Press

Calloway, S 2005 The Elements of Style: an encyclopedia of domestic

architectural detail. London: Mitchell Beazley

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 5.3 Further sources of advice and information

The Historic England website provides information through webpages and

downloadable documents. The Your Home section is specifically aimed at
owners of historic buildings. This includes information on:

„„ Making changes and getting permission

„„ Saving energy

„„ Finding a specialist

The National Planning Policy Framework sets out the government’s

planning policies for England and how these are expected to be applied.

Buildings Conservation Directory

The Georgian Group is a conservation organisation created to campaign

for the preservation of Georgian buildings and landscapes. Their website
contains advice notes on repairing and maintaining various elements of
Georgian fabric.

The Victorian Society is a charity which champions Victorian and

Edwardian buildings in England and Wales. They produce a range of advice
documents on caring for Victorian houses which are available to buy and
detailed topic reading lists relating to specific aspects of Victorian and
Edwardian Architecture.

The Society for the Protection of Ancient Buildings (SPAB) website

provides information and advice on maintenance, repair and energy
efficiency measures.

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 Contact Historic England

East of England North East

Brooklands and Yorkshire
24 Brooklands Avenue Bessie Surtees House
Cambridge CB2 8BU 41-44 Sandhill
Tel: 01223 582749 Newcastle Upon
Email: eastofengland@ Tyne NE1 3JF
HistoricEngland.org.uk Tel: 0191 269 1255
Email: northeast@
Fort Cumberland HistoricEngland.org.uk
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Eastney 37 Tanner Row
Portsmouth PO4 9LD York YO1 6WP
Tel: 023 9285 6704 Tel: 01904 601948
Email: fort. Email: yorkshire@
cumberland@ HistoricEngland.org.uk
HistoricEngland.org.uk
North West
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25 Dowgate Hill Tel: 0161 242 1416
London EC4R 2YA Email: northwest@
Tel: 020 7973 3700 HistoricEngland.org.uk
Email: londonseast@
HistoricEngland.org.uk South West
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Midlands Bristol BS1 4ND
The Axis Tel: 0117 975 1308
10 Holliday Street Email: southwest@
Birmingham B1 1TG HistoricEngland.org.uk
Tel: 0121 625 6888
Email: midlands@ Swindon
HistoricEngland.org.uk The Engine House
Fire Fly Avenue
Swindon SN2 2EH
Tel: 01793 445050
Email: swindon@
HistoricEngland.org.uk

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 We are the public body that helps people care for, enjoy and celebrate
England’s spectacular historic environment.

Please contact [email protected] with any questions about

this document.

HistoricEngland.org.uk

If you would like this document in a different format, please contact our
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All information and weblinks accurate at the time of publication.

Please consider the environment before printing this document

HEAG277
Publication date: v1.0 July 2020 © Historic England
Design: Historic England

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