The planner
Ian Smith
I am about to start work on a loft conversion, but a friend says I can’t as there are bats living in my loft. Is this true, and, if so, what should I do?
R Lear, by email
It is a criminal offence intentionally to kill, injure or disturb any species of bat, or to cause damage to any structure used for shelter by a bat. If you know that the creatures are definitely living in your loft, then you should get in touch with the experts, the Bat Conservation Trust, who run a national helpline (0845 130 0228, bats.org.uk). They can advise you on whether you need a full survey, although these can only be undertaken at certain times of year, to minimise disruption to the breeding season, and on what action you may need to take.
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It’s possible that a licence may be required from Natural England (0845 600 3078, natural england.org.uk) to carry out the work. Many loft conversions incorporate simple works to allow bats to continue to use roof spaces, and standard products, such as roof tiles and facing bricks, are now available that will allow bats to access internal spaces.
Or you could insert a bat box. It’s quite possible your project can proceed with only minor alterations.
Ian Smith is head of planning at Smiths Gore; smithsgore.co.uk
The listed buildings adviser
Kellymarie Smith
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I am renovating my Grade II-listed house and have exposed wooden beams in the bathroom. What is the best treatment for them? I have already painted them in teak oil, but should I also varnish them to protect them from condensation and steam?
S Griffiths, Dorset
Condensation and steam would have to be quite extreme to cause damage to beams in a bathroom. I would avoid the use of varnish altogether, as it is far better for the timber to be able to breathe. Teak oil should be fine on its own, but if you are not content with the finish aesthetically, then you could apply a beeswax over the top.
However, be mindful that beeswax in a turpentine solvent will discolour if splashed with water. Beeswax in a linseed-oil solvent is much more resistant to water (£28.33 from holkhamlinseedpaints.co.uk). Always try a small area first.
Kellymarie Smith is director of The Listed Property Owners Club; lpoc.co.uk
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