Chartered Surveyor

A guide to listed buildings

Listed Buildings

Listed Buildings constitute a minority of buildings in the Country but are the best of the Country’s heritage and are recognised nationally as worth caring for and preserving.

Why are Buildings Listed?

Buildings are listed, not to prevent any further change to them, but simply to ensure that their special Architectural or Historic Interest is taken into account in decisions affecting their future. A wide variety of structures are Listed from milestones and monuments to bridges, houses and barns. These reflect the diverse history of an area’s domestic past. Buildings, as well as looking attractive, constitute a physical record of the past which help us to understand how our ancestors lived and worked, how and where they built things and why.

Is a Building Listed?

You can find out whether or not a building is listed by contacting the Conservation Officer at the Local Authority. The Conservation Officer is usually able to provide a copy of the “List” description. Further details of more significant buildings, such as those which are Grade I or Grade II* are sometimes available from the Royal Commission on the Historical Monuments of England (RCHME) or National Monuments Record Centre at Swindon. (Tel 01793 414600. Fax. 01793 414606). A standard enquiry can take a few weeks, I believe without cost, but a charge is made where an immediate reply is required.

How are Listed Buildings chosen?

All listed properties are judged against a set of national standards and criteria, principle among these are:

Architectural Interest – architectural design, decoration and craftsmanship are all important criteria. Innovative building techniques, which pioneered changes in architectural practice, or plan forms, which indicate key transitions in building, can also be reasons for listing.

Historical Associations – sometimes a building may be of national interest because of a specific event which took place in it or because it was the home or birth place of a famous person or was built for or by someone famous.

Group Value – this is important where a number of buildings together form an interesting group the architectural or historic significance of which would be lessened by the loss of part of the group, for example the building which comprise a model farm, a planned square or terrace of housing, a purpose built estate village etc.

What Grades are There?

There are three ‘Grades’ of listed buildings based upon how important a building is: -

  • Grade I (1.4% if listed buildings) – exceptional historic buildings, e.g., Castle Howard & Malton Priory.
  • Grade II* (4.1% of listed buildings) – good quality buildings in their original condition, normally with an interior of interest
  • Grade II (94.5% of listed buildings) – the majority of listed buildings fall in this category and are listed on the basis of external inspection.

What is the Effect of Listing?

The listing of a building brings to its owner some degree of responsibility for the nation’s heritage. Historic buildings have, and will continue to, outlast their owners, so that those of us who occupy them today are really guardians of a resource which future generations can enjoy.

It is for this reason that any changes to a listed building which will affect its character or appearance require listed building consent. It is generally recognised that survival without change is rarely achieved. Generally listed building consent does not set out to prevent change, but merely to monitor it and ensure that alterations respect the historic character and interest of a building.

Before demolishing any part of your building (internal or external), or extending it or altering its appearance you should therefore apply to the Local Authority for listed building consent. To do any of these things without consent is a criminal offence for which the penalties can be heavy. Listed building consent is a form of planning permission but does not carry and charge.

All parts of a building are listed both inside and outside, front and rear. The listing also covers objects or structures attached to the building and structures within its curtilage which have formed part of the land since before 1948 e.g., the walls, barns and outbuildings of a farm. Some parts of the building may be more important than others, these are usually mentioned in the list description but this is not always the case.

As an owner of a listed building you have a responsibility for its repair and maintenance. The Local Authority can serve a repairs notice or urgent works notice requiring an owner to carry out repairs if a listed building becomes dilapidated. Such powers are seldom used but exist to prevent the loss of historic structures through neglect.

How can the Local Authority Help?

The Local Authority Conservation Officer gives advice and information of all listed building maters and why a building was listed, what elements are of architectural or historic interest, how to change it, or provide technical advice on appropriate repair techniques, sources of materials, availability of grants, etc.

Grade I and II* buildings can be eligible for grants from English Heritage but you must make the application and obtain approval before carrying out the works.

All grades of building can be eligible for listed building grants from the Local Authority for certain repair/restoration works.

VAT can be reclaimed for works to a listed building requiring listed building consent (subject to confirmation PRIOR to the commencement of any work). The conversion of listed buildings to residential use can also be zero-rated for VAT.