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.

A Rough Guide

The older and rarer a building is, the more likely it is to have historical interest so it is generally safe to assume that anything dating from before 1700 which survives in anything like its original condition will be listed. Structures built between 1700 and 1840 are subject to more rigorous selection but many which retain their original character will be listed. After 1840 the survival rate is buildings is much higher so only those of definite character can quality, or those, which are a particularly rare building type tend to be listed. Selection is even more rigorous after 1914, buildings less than 30 yeas old are seldom listed unless they are of outstanding quality or under threat and those less than 10 years old cannot be listed.

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 of the building 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 David Rawlins Ltd help?

We can provide technical advice on appropriate repair techniques, sources of materials, etc. .

It is a criminal offence to demolish or alter the character of a Listed Building without Listed Building Consent. There is a popular misconception that only the exterior of the building is Listed; this is not the case, as the whole building is legally protected. Protection is given even to small items and details which can make an important contribution to the architectural and historic character of the building. This can also include outbuildings within the curtilage.

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

Owners of Listed Buildings are therefore encouraged to seek expert advice on whether any proposed works require Listed Building Consent, and on the best way to carry out any such works to their property.

Listed Building Consent will be required for the following:

  • Any alteration to the fabric to alter/incorporate Services.
  • Any alteration to the character of the building or its setting. This includes works within the boundaries of the property, such as the Garage; or alteration to internal or external features, such as window frames, drains etc.
  • Introduction of fittings.
  • Demolition or Reconstruction of any element of the building, including temporary removal. There is a general presumption against demolition.

In addition, any alterations to Services may require compliance with Building Regulations; Building Regulation approval will be required, in addition to Listed Building Consent for any material alterations, such as underpinning; and Fire Regulations/Fire Certificate may be required in respect of any accommodation at second floor level.

VAT: Under certain circumstances, “approved alterations” to a protected building for which Listed Building Consent is obtained, can be zero-rated for VAT. You are recommended to consult with Customs & Excise, prior to commencement of any work to verify whether the intended works can be “zero-rated”.