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Posted By Doug OShea
Hi
I have been asked to carry out a risk assessment on a wooden staircase in a grade 2 listed building. The staircase is used and abused primarily by children. The balustrades and balusters are also made of wood, rickty and very low.
The owners of the building would like to replace the staircase with one that is suitable for those using it (children) but have been refused permission to do this even when they offered to store the original staircase.
The staircase is inspected on a daily basis and as parts become damaged or worn they are replaced by the caretaker with modern materials and screws. It is very similar to the story of the road sweeper who has had the same brush for twenty years and in that time it has had twelve new handles and sixteen new heads. Funny if it wasn't so serious.
Any advice or recommendations on working within the constraints of listed building status would be greatly appreciated
Thanks
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Posted By Chris Pope
I live in a grade 2 building - I don't think the listing people can dictate what I do to my staircase - its worth checking - I believe when my place was refurbished only external details needed listed buildng consent such as replacement windows. I think you'll find that it has to be grade 2* for internals to be covered
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Posted By Robert K Lewis
Doug
Always a nitty problem this type of repair and maintenance. English Heritage and co always wish to retain as much as possible of the existing, including occassionally some monstrous 20th century add-ons. Look at the listing consent and description and see exactly what is covered and what is not. If the staircase is not listed then they haven't a step to tread on so to speak.
However it may be vaguely referrred to as for instance in the term general access arrangements in the building. Also it may firmly state the staircase. You do have a problem though as the staircase clearly sounds to be inadequate in design and maintenance both of which lay you open to HSE action.
Two approaches come to mind, both may be needed
1) Talk to your local enforcement officer, the HSE are becoming more proactive in these areas. I would try to talk to a Construction inspector if possible as they are more au fait with the problems involved
2) If it is listed you may well need specialist property solicitors to assist any resolution, email me if you think you need to follow such a path.
Bob
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Posted By Frank Hallett
I go along with the previous two posts on this; and would also pose a couple of questions that may help you to resolve this. If the stair has been allowed to be subject to on-going repair without any control, why are the conservationists now trying to include it in the Grade 2 listing? Have any noises been made about restoration of the stair to anything like the original condition? In conjunction with the very good advice offered already, the answers to the above will help to defend the intention to replace the stair rather than preserve it as the original structure may now be considered too far removed from the original. Presuppossing that the stair wasn't specifically listed originally - in which case you have a very different arguement on your hands.
Frank Hallett
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