A listed building is ‘a building of special architectural or historic interest’. The listed status can cover a whole building, the interior, any attached structures, or later extensions. It is often the age and uniqueness of the building that determines its listed status.
Buildings are listed to ensure that their “special interest” is passed down to future generations in good condition. The long-term interests of a historic building are best served by keeping it in use, and listing protects buildings while allowing appropriate positive change to occur.
The most likely reason why a building is listed will be due to its age. All buildings built pre-1700 which remain in their original condition are listed, as well as most buildings between 1700-1850. Buildings built between 1840 and 1945 and that are of definite quality and character, including those by renowned architects, will also be considered for listing status. There is also a selection method for buildings after 1945, and this could be because of their technological advances, notable features or maybe the work of a particular architect. Buildings less than 30 years old are normally only listed if they are both ‘of outstanding quality and under threat’ as they haven’t yet stood the test of time
The National Heritage List for England (NHLE) is the only official, up to date, register of all nationally protected historic buildings and sites in England.
Grade 1 – Buildings of exceptional interest; only 2.5% of listed buildings are Grade 1
Grade II* – Buildings are particularly important, being of more than special interest; 5.5% of listed buildings
Grade II – Buildings of special architectural or historic interest; 92% of listed buildings. You will need special permission to make any changes.
There will be restrictions over what you are allowed to do to a building – you still may be able to change a building but you must apply for consent. Within planning guidance, listed buildings can be changed, extended, and even demolished but consent must be gained first. The process for applying for consent is free and available online.
In addition, you need to consider the fact that repairs will most likely cost more, you may have to hire specialists to complete the work. Some buildings may have unique features that require special trades skills to work on them, so hiring specialist tradesmen can be more expensive.
However, you may also be able to apply for a grant for repairs and any maintenance works.
Another item to consider if you are purchasing a listed building is that you may require specialist home insurance. Insurance may need to cover a rebuild and not just market value, due to its listed status, specialist building materials may be required which are more expensive.
Listed buildings are to be enjoyed and used, like any other building. Listed buildings can be altered, extended and sometimes even demolished within government planning guidance. The local authority uses listed building consent to make decisions that balance the site’s historic significance against other issues, such as its function, condition or viability.
Consent must be obtained in order to make any changes to the building which may affect its special interest. If you maintain the property using like-for-like materials and using specialist trades to complete the work to the specialist standard required then you may not need to get consent. This means work that you complete must be the same in respect of replacement material, colour, texture and detail.
Unless items are specifically excluded from the list description the listing will cover the whole building including the interior.
It is a criminal offense to carry out and complete work which needs listed building consent.
Listed Building Consent is required for any alteration which materially affects the ‘special interest’ of a listed building. For example, consent would normally be needed for any of the following alterations:
External:
Internal:
Some works that require Listed Building Consent may also require Planning Permission or Building Regulations approval. You should check with the council before you apply for consent.
If you own a listed building you should keep it in reasonable repair. The most important element of caring for historic buildings is maintenance, which if undertaken regularly can avoid the need for repair or restoration work altogether, saving you money and time, and sustaining the historic fabric of the building into the future.
Damp problems, in particular, can often be remedied quickly and without using expensive and invasive damp proofing methods. Damp is usually the result of water getting into a building, for example through a leaking or blocked gutter. If the water source is removed and the building left to dry out naturally, the problem will normally be resolved. The inspection of a large house or similar sized building may well be within the capability of the average owner but if historic buildings are of particular importance or complexity, it may be necessary to employ experts from different specialisms to design appropriate repairs.
The Government decides which buildings are included on the statutory lists, based on recommendations by English Heritage. Anyone can suggest buildings to English Heritage, using a simple form available on their website, but a building will only be included on the list if it is judged to be of special interest after being visited and assessed by an English Heritage inspector. If a historic building that may be worthy of listing is under threat, the local authority can serve a ‘building preservation notice’ on the owner and occupier. This ‘lists’ and protects a building for six months pending a decision by the Government as to whether it should be added to the statutory list.
It is a criminal offence to carry out work to a listed building, other than minor like-for-like repairs, without first obtaining Listed Building Consent, and it could lead upon conviction to a period of imprisonment and a very heavy fine.
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