The purpose of cast iron guttering is to prevent the rain which falls on the roof from wetting the wall surfaces and the ground too close to the building. The need to shed rainwater away from the walls is not new. Our historic buildings, such as medieval churches and cathedrals, are often admired for their decorative cast iron hoppers and impressive water spouts, which are simple yet effective ways of deflecting water away from the building.
You might be surprised to know that water is the main agent of decay in buildings. A blocked, cracked or badly designed cast iron rainwater system can allow water into the main fabric, i.e. the walls and roofs. If water does run down the walls, the resulting problems will depend on the quality of the construction and the general condition of the wall. If it was well built and the brickwork is of a modern construction quality then it is quite likely that the wall will suffer no more than algae or moss growth. However, if the walls are not so well constructed or the materials have deteriorated over time, then water can soak into the walls and the resulting damp can encourage timber decay through fungal attack and insect infestation.
In the winter months water that has soaked into the surface of masonry can freeze and cause brick and stone work to crumble, particularly where the brickwork is older, softer and more porous, and where the mortar is ‘weak’ because it is of the incorrect mix or is old.
If the water washes into the soil too close to the building this can have the same result as a broken drain under the soil, with the fine particles in the soil being washed away leaving ‘voids’ (or gaps in the soil) which can collapse when the soil dries out. In severe cases, the bearing capacity of the ground will be reduced and the property could be in danger of subsidence.
The water collected by cast iron guttering is directed to an area where it can do no damage, either to a soak-away or storm drain. In older buildings, it is allowed to enter the ‘foul sewer’, but this is no longer permitted in new dwellings. Cast iron guttering and cast iron down pipes are therefore an important element to a property. However, not all properties need guttering and some buildings, notably thatched cottages, are designed to function without guttering.
Do I need to look after my cast iron guttering and cast iron rainwater pipes?
When it rains, faults in cast iron gutters and cast iron downpipes will quickly lead to saturation of adjacent areas of wall causing damp problems. Likewise, blocked cast iron gutters and cast iron downpipes and subsequent plant growth can cause water to overflow on to the façade, creating damp problems – an issue which can easily be avoided by regularly clearing and maintaining your cast iron rainwater system.
In most listed buildings gutters and rainwater pipes are made from cast iron. This is a very resilient material, will clean up well, be reusable and is an environmentally friendly materials used for rainwater systems. If part or all of a cast iron rainwater system needs to be replaced, it is essential that cast iron, is used to retain the buildings original architectural integrity.
Plastic gutters and downpipes and most modern lightweight metal alternatives, as well as being out of place historically, will not last and can be prone to damage by things such as wind and ladders.
It is also important that when replacing gutters, care should be taken not to alter the eaves detail, for instance by introducing a wooden fascia where there was not one before.
You would not normally need planning permission to repair or change guttering on your property. However, listed buildings and conservation areas have restrictions in place on guttering. These affect both the material and style of the guttering that you can use. Guttering located very close to the boundary of the property can also be a problem. Read on to find out more about planning permission and how it affects guttering.
What is planning permission?
Planning permission is a way that local authorities manage building work in their area. If your building work needs planning permission you can apply to the local authority. They will then decide if they consent to the work. In certain circumstances obtaining planning permission prior to the commencement of the work, is a legal requirement.
Local authorities take into account relevant legislation to determine if the building works can proceed or if they need to be altered. They consider lots of different aspects of the proposed work to make sure it does not damage the quality of the local area.
Does planning permission apply to guttering?
Generally, planning permission does not apply to guttering. If you want to repair or replace your existing guttering, you can do this without applying for planning permission. Similarly, you won’t need planning permission to change your guttering to a different material or style. You can even alter the size and location of downpipes without planning approval. You will need to make sure that they are capable of handling the flow of water from your roof.
Listed buildings and conservation areas
If your property is listed or you live in a conservation area, there are additional restrictions. These restrictions are designed to preserve the historical value or natural beauty of the area. Repairing existing guttering is usually allowed without planning permission. However, replacing it, whether in a similar style or a different one, will need planning permission or listed building consent.
If you live in a listed building and are looking to replace or alter your guttering, the easiest way to get planning approval is to use a material and style that is similar to the existing guttering. If this is not possible, choose a style that can be painted to look as similar as possible. The team of cast iron guttering experts at Metal & Glass Limited can give you advice on the best materials and styles that maintain the character of listed buildings.
Guttering on extensions
Usually, guttering on extensions is seen as part of the extension and not likely to need to meet any additional planning requirements other than providing sufficient drainage. However, if an extension goes right to a boundary or shared wall, the guttering will have to be considered. Guttering may not overhang onto a neighbour’s property without their permission. Specialist small size or built-in guttering may be a condition of planning permission in these cases. The Party Wall Act may also apply, meaning you have to formally give notice to neighbours of the work to be carried out. You will also need to consider any maintenance that may be needed in the future.
We also advise that you visit your local authority website as this may have information on restrictions in your area.
What is a Listed Building and do I live in one?
A building is listed when it is of special architectural or historic interest in a national context. Listed buildings have extra legal protection within the planning system. Listed houses come in many styles and sizes, and range from terraced houses to simple country cottages and stately homes.
There are three categories of listed building, based on their significance:
Grade I buildings are of exceptional interest and only 2.5% of listed buildings are Grade I
Grade II* buildings are particularly important buildings of more than special interest and just 5.5% of listed buildings are Grade II*
Grade II buildings are of special interest and the vast majority, 92%, of all listed buildings fall into this category.
There are around 500,000 listed buildings in England, but it is difficult to be precise, because one listing for example can cover a row of terraced houses.
How are buildings chosen for listing?
Not surprisingly, the older a building is, the more likely it is to be listed. All buildings built before 1700 which survive in anything like their original condition are listed, as are most of those built between 1700 and 1840.
The more modern a building is, the more remarkable it will need to be if it is to be listed. Buildings that date from 1945 onwards need to be particularly carefully selected and usually a building has to be over 30 years old to be eligible for listing.
When a building is listed it means that there are additional planning controls that apply to that building, both inside and out. You will therefore need to apply for listed building consent for work that involves altering, extending or demolishing your home where it affects its special architectural or historic interest. This is of course alongside any planning regulations which would normally apply.
Owners sometimes find this frustrating and inconvenient, but without this important step many historically important buildings would be damaged or destroyed and their significance lost forever.
What changes are covered by listed building consent?
Loose furnishings are not covered by the listing process. But items fixed to the building such as light fittings may be, so if they contribute to the special interest of the house, you may need consent to remove them.
Most fitted furniture such as kitchen units, baths, toilets and wardrobes are usually relatively recent and not of special interest, so removing them may not need consent. Older fitted cupboards, bookcases or similar may be considered to be part of the listing.
When existing decorative finishes are clearly recent it should be possible to repaint and to re-hang wallpaper. But removing paint and other finishes to reveal bare construction materials is likely to affect special interest and to need consent. ‘Stripping back to reveal the original’ often destroys much of the interest in the evolution of a listed house and is rarely a good idea.
You can start to find out what is special about your home by checking its entry on the Heritage List and you can also find out what criteria is used to list your particular type of building by checking the appropriate selection guide. You can then contact your local authority who can advise you further about the need for listed building consent.
How do I apply for listed building consent and how long will it take?
You will need to contact your local planning authority to apply for listed building consent. Local authorities should make a decision within 8 weeks.
What happens if I make changes to a listed building without applying for listed building consent?
Carrying out unauthorised works to a listed building is a criminal offence and you can be prosecuted. Through issuing an enforcement notice, a planning authority can insist that all work carried out without consent is reversed. You should therefore always talk to the local planning authority before any work is carried out to a listed building.
You may also have trouble selling a property which has not been granted listed building consent or a Certificate of Lawfulness for work carried out, as lack of permission from the planning authority will be revealed by the legal search.
Listed buildings require regular maintenance and one very important feature which is often overlooked is the cast iron rainwater system. An often forgotten but all-important area is the links between rain and drain – gutters and downpipes.
What are the consequences of poor rainwater disposal
Frequently, the issues first noticed are internal. Concentrated and prolonged wetting is likely to cause damp patches and plaster mould on walls and ceilings, and the decay of timber skirting boards, panelling etc. Investigation will often reveal rot in concealed timbers, such as roof truss bearings beneath parapet gutters. Externally, masonry can suffer from algae growth and eroded mortar joints. Render may fail locally, particularly inappropriate cement-based coverings that draw in mortar through hairline cracks. External joinery can be attacked by wet rot where there are leaks above doors and windows. Blocked gullies may lead to a build-up of water and damage to foundations.
Why might the cast iron rainwater fittings be causing problems?
Commonly because of poor maintenance. Cast iron gutters, cast iron pipes and gullies can become blocked if leaves, moss and debris (for example, broken tiles) are allowed to accumulate. In addition, components may corrode through lack of decoration. Cast iron gutters can fracture where bolt fixings rust, and unless regularly maintained, cast iron downpipes can frequently leak at joints where blockages hasten corrosion.
Poor detailing is a further factor. Over-sized and over-fixed lead linings may suffer fatigue, for instance. Eaves gutters supported by too few brackets can sag. Where maintenance is neglected, bad detailing – such as excessive swan-neck arrangements – may accelerate deterioration.
Cast Iron rainwater fittings can be broken or distorted by mechanical damage. Lead downpipes are also vulnerable to knocks from passers-by at low level and ladders higher up.
What maintenance should I be undertaking to my cast iron rainwater gutters and pipes?
Good maintenance involves regularly clearing out of cast iron rainwater fittings, particularly after the autumn leaf fall, and checking the system for defects. Periodic redecoration of ironwork is required to inhibit corrosion.
It can be advantageous to fit leaf guards to gutters or wire balloons above cast iron downpipes. Leaf guards still admit pine needles and are sometimes easily dislodged, and material left to gather around wire balloons may cause blockages. Where visually acceptable, overflow pipes can be introduced above cast iron hopper heads.
Snow should be cleared from parapet and valley gutters with wooden or plastic shovels to prevent moisture seeping through joints. Alternatively, duckboards or electric heating tapes can be provided to keep gutters clear of snow.
Fittings are best checked for leaks in heavy rain. Proprietary adhesive tape is available for temporary repairs. Where poor access hinders maintenance, additional hatches or fixed ladders might be considered.
Is repair of an old cast iron rainwater system preferable to replacement?
Absolutely, where feasible, to retain the maximum historic fabric. Lead, wrought iron and sometimes cast iron can be repaired with various welding techniques. Soldered dots or patches may be used for copper. It is important to remember fire safety, though, when undertaking work of this kind.
Replacement, where unavoidable, should normally be on a like-for-like basis. Inappropriate substitute materials can erode the character of a building (for example, using PVCu instead of cast iron) or lead to premature failure (as with certain combinations of dissimilar metals).
Should cast iron gutters and downpipes be provided where none exist?
This depends upon the circumstances. Where maintenance is likely to be neglected, existing rainwater disposal arrangements are satisfactory or new gutters and downpipes would be hard to install unobtrusively, it may be better not to provide a new system.
Where a rainwater system is added, it should be uncomplicated. Cast iron downpipes should be sited away from wall paintings. Again, such work may require Listed Building Consent.
Why cast iron?
Cast iron is widely recognised as a premier, high quality, market leading product. A fact proven by centuries of continuous use for rainwater systems. There are many benefits to cast iron including;
In operation over the life of a building it will out perform and outlast most other materials. Also cast iron is 100% recyclable, losing none of its original properties in the process. This makes cast iron a more sustainable material than others particularly when used for rainwater drainage. Cast iron products will last the life of your building. There is no need for iron to go to landfill or be shipped around the world to be recycled, and it will not degrade into micro particles like plastics and enter our waterways and oceans.
Cast iron rainwater products offer a wide choice of designs. Pipes can be round, square or rectangular, there are eight standard cast iron gutter profiles and five standard cast iron hopper heads in different sizes. We also have access to patterns for a further 48 different styles of ornamental cast iron hopper head and 28 special cast iron gutter profiles. We can supply bespoke gutters patterns, cast iron radius gutters, bespoke cast iron rainwater pipes and cast iron hopper heads to a customer’s specification.
Cast iron is a premium product that will enhance the appearance of your building regardless of age or style.
