RICS Level 3 Building Survey in Sutton Cheney

Sutton Cheney presents a unique set of considerations for prospective property buyers. The village is entirely designated as a Conservation Area, meaning any property you purchase will be subject to specific planning constraints and conservation requirements. The area boasts numerous listed buildings including St James' Church, which dates back to the 13th century, the six sandstone Alms Houses built in 1612, The Hall - a Jacobean mansion dated 1601 - and several other significant historic properties including Townsend Farmhouse, Hercules Inn, Church View, Mount Pleasant, and Hall Farmhouse. This concentration of historic buildings means that many properties in the village will require specialist assessment beyond a standard survey.

Many properties in Sutton Cheney were constructed using traditional building methods that differ substantially from modern construction. The predominant building materials include mellow reddish brick arranged in Flemish Garden Wall bonded brickwork, plain clay tiles, Welsh slates, and timber windows and doors. These traditional materials require specialist knowledge to assess properly, as issues such as damp penetration, brickwork deterioration, and roof condition can present differently than in modern properties. Our inspectors are experienced in evaluating period properties and understand the specific defects that commonly affect buildings constructed using these traditional methods, including the distinctive diaper work patterns and double brick string courses that characterise the village's architectural heritage.

The conservation area appraisal specifically notes that some post-war developments in the village have not strengthened the traditional qualities of the area, with single-storey and two-storey houses with hipped roofs appearing discordant with the historic character. Additionally, some modern renovations have introduced render, concrete roof tiles, plastic windows and doors, large roof lights, and flat-roofed dormers, which are considered discordant with the traditional streetscape. A Level 3 survey will thoroughly assess any such alterations and their impact on the property's structural integrity and compliance with building regulations, as well as identifying whether the necessary planning consents were obtained for these changes.

Properties requiring a Level 3 survey include those over 70 years old, listed buildings, and homes with non-standard construction. Given Sutton Cheney's rich history with buildings dating back to the 17th century and beyond, a significant proportion of properties in the village would benefit from or require this comprehensive level of inspection. This is particularly important for properties that have been significantly altered or extended, as these changes can introduce structural complexities that only a detailed survey can properly assess. The conversion of traditional barns and farm buildings into residential use, which has occurred throughout the village, also warrants careful structural assessment to ensure the original building fabric has been appropriately handled.

• Properties over 70 years old
• Listed buildings
• Properties with non-standard construction
• Homes with significant extensions
• Conservation Area properties
• Period cottages and farmhouses
• Converted barns and outbuildings

The buildings in Sutton Cheney showcase traditional English vernacular architecture that has evolved over several centuries. The village is characterised by an ensemble of small cottages built of mellow reddish brick, with distinctive vernacular details such as diaper work patterns and double brick string courses. These traditional construction methods are beautiful but require specific expertise to assess properly, as the materials and techniques used respond differently to weather and age than modern construction materials. The conservation area appraisal highlights the importance of these traditional details, noting that their loss through inappropriate alteration significantly diminishes the character of the village.

The six sandstone Alms Houses, built in 1612, represent an important example of early 17th-century construction in the village, while The Hall demonstrates Jacobean architectural style from 1601. These buildings, along with numerous farmhouses and cottages constructed throughout the 17th and 18th centuries, feature timber frame elements, pegged joints, and lime-based mortars that require different assessment criteria than modern brickwork with cement mortar. Our inspectors understand these traditional building techniques and can identify issues that might be missed by those without specific experience in historic properties, such as the significance of lime mortar repointing versus cement mortar, which can trap moisture and cause brickwork to deteriorate.

The village also contains several early 17th century buildings and later historic farm buildings constructed using traditional methods. These properties often feature timber frame elements, pegged joints, and lime-based mortars that require different assessment criteria than modern brickwork with cement mortar. Our inspectors understand these traditional building techniques and can identify issues that might be missed by those without specific experience in historic properties. Additionally, we assess any converted agricultural buildings, which may have been subject to Building Regulations approvals that differ from standard residential conversions and may have specific conditions attached to their permitted development rights.

• Mellow reddish brick walls
• Plain clay roof tiles
• Welsh slate roofing
• Timber windows and doors
• Flemish Garden Wall brickwork
• Traditional lime-based mortars
• Diaper work patterns
• Double brick string courses

Buying a property in Sutton Cheney's Conservation Area brings additional considerations that you should be aware of before completing your purchase. The Hinckley and Bosworth Borough Council has specific requirements for properties within conservation areas, including the requirement for Conservation Area Consent for the total or substantial demolition of any building exceeding 115 cubic metres. Additionally, planning permission is required for external cladding of any building with stone, artificial stone, timber, plastic or tiles, and for alterations to the roof that result in its enlargement. These requirements apply to all buildings within the Conservation Area, not just listed buildings, meaning even modest alterations to a cottage may require formal approval.

These requirements mean that any future alterations you may wish to make to a property in Sutton Cheney - including adding dormer windows, replacing windows, or extending the property - may require additional permissions beyond standard planning consent. Our survey report will identify any visible alterations that have been made to the property and can advise on whether these appear to have the necessary consents. This is particularly relevant given that some modern renovations in the village have introduced features that are considered discordant with the traditional character, and the local planning authority may be particularly strict about any further alterations that might affect the Conservation Area's appearance. The conservation area appraisal specifically notes that certain modern features are considered harmful to character.

For listed buildings, which include several properties in Sutton Cheney such as Hall Farmhouse, The Hall, and the Alms Houses, there are additional requirements beyond standard Conservation Area consent. Listed Building Consent is required for any works that would affect the character or historic interest of the building, and this applies to both exterior and interior features. Our surveyors are experienced in assessing listed buildings and can identify any alterations or additions that may have been made without the necessary consents, which could create legal complications for the new owner. We can advise on the type of works that typically require listed building consent and recommend consultation with the Hinckley and Bosworth conservation officer before undertaking any alterations to a listed property.

Understanding these planning constraints is essential for anyone considering purchasing in Sutton Cheney, as they affect not only what you can do with the property but also maintenance obligations and the potential cost of future repairs. Our survey report will flag any conservation-related concerns identified during the inspection and can advise on whether further consultation with the local planning authority would be beneficial. This is particularly valuable for properties that may have been altered in the past without appropriate consents, as this could affect your ability to make further alterations or could require retrospective applications to regularise previous works.