Thinking of buying a listed building or even own one. What now?
By Ted Maury, Architectural Designer
Maybe you want to develop it. Maybe you want to make changes for your own use, to remove that wall there or put a window or door in there. Maybe you just want to maintain it as is, make it warmer and cheaper to run, and need to know what’s allowed.
Maybe you just need to understand what ‘listing’ means for you, before you even think about making decisions.
What is listing?
Listing is the name for legal recognition that a building or structure has special architectural or historic interest. There are specific criteria for what counts as ‘special interest’, which is necessary for the structure to be listed. Legally there are differences between England and Wales but we can explain what they are when you call.
What do the listing ‘Grades’ mean?
When buildings and structures are listed, they are categorised into three ‘grades’ specifying the level of interest they hold.
Grade I (1) is the highest level, denoting exceptional interest; fewer than 2% of total listed buildings are Grade I listed.
Grade II* (2 star) listed buildings have more than special interest and make up about 7% of total listed buildings.
Most listed buildings are Grade II (2) listed, meaning the building or structure is of special interest and effort should be made to preserve them.
What is listing ‘for’ – what is the overall aim?
The point of listing is to pick out and identify buildings that are especially important in terms of architecture and history. The aim is to positively contribute to a sense of place and identity through the built environment. It’s one facet of an age-old, ongoing discussion between new and old, preservation and innovation; part of a collaborative effort to keep the balance.
What sort of buildings are ‘listed’?
Any type of structure could potentially be listed, if it is considered significant - from medieval to 30 years old, and from houses, to bridges, to telephone boxes.
How will all this affect my renovation plans?
To make changes to a listed building, of any grade, you will need to seek Listed Building Consent, what we call LBC. This is different to a planning application, intended specifically to look at the ‘special interest make sure that all work done to buildings of special interest is sympathetic and appropriate’. You are highly likely to need a planning application as well as a LBC application but we can talk you through that.
What is a ‘list description’?
A ‘list description’ is the name for the official legal document that identifies the building or structure as being of interest, that is to say, it is listed.
My listing is only one sentence long and I’ve been told only the front of my building is listed.
These are two questions we deal with weekly.
If your building is listed it means the whole building or structure is listed and thereby protected, not just any particular features that might be picked out in the description.
So, to use an example to make the point, maybe the list description for your property mentions that it has a particularly significant front door, leaded stained glass windows, external stone cornices and gargoyles.
Just because only those parts are mentioned, absolutely does not mean that they are the only parts of the property that are protected; you would still need to apply for consent to change any part of the property. Which leads us to the next question!
What parts of a property are included in a listing?
The whole of the building, inside and outside, are protected by a listing – including any structures pre-1948 in its curtilage (a curtilage is a defined area within a development site, categorised as being used for the building or structure!). Again this is tricky territory so please chat to us first.
My property was listed some time ago and the interiors were not inspected, are they still protected?
Yes they are! This is often the case with older listings. Modern descriptions tend to be longer and fuller, with more description of what aspects make the building special, but it doesn’t change the fact that in both cases all parts of the building or structure are protected and consent is needed for changes to be made.
My property’s listing description says ‘Group Value’ or ‘Group Value Only’,
Does this change how the building(s) or structures are protected?
No, they are protected the same way, both internally and externally, and you’d still need to follow the listed building consent process to make any changes.
What are the consequences of not seeking listed building consent when I should have?
It can be serious. It’s actually a criminal offence not to seek Listed Building Consent when it is required – and either or both of the person authorising the works and the person carrying out the works, can be found liable for it. Don’t take the risk!
I didn’t know my property was listed! Will that help me defend myself?
No, it’s very important to ask your local planning authority any questions you may have if you’re unsure, because not knowing if a building or structure is listed doesn’t count as a defence in criminal proceedings. Better safe than sorry!
I only want to make a change. Is that likely to be allowed?
There are certain changes that clients often look to make to listed buildings – it’s always good to ask the question, but as a general rule of thumb, the following types of change or will need special attention:
- Internal walls and layout of the floor plan
- Removal of chimney pieces/chimney breasts
- Removal of chimney stacks/pots
- Double glazing/UPVC/thermal upgrades installation
- Replacement of internal/external historic doors
- Removal or alterations to staircases
- Removal of plain or decorated plaster/laths
- Adding rooms that need services e.g. a kitchen, in a principal living room
- De-listing
- Adding front extensions
- Installing new central heating – this is often approved but needs care to be taken with pipe runs
- Removal of floorboards/doors/joinery
- ‘Tanking’ or otherwise lining cellars or other rooms – it’s often best to look for historically sympathetic alternatives
- Re-roofing – original roof coverings are usually required to be retained or replaced like-for-like
- Adding or altering dormers
- Removing fixtures such as overmantle paintings or fixed furniture
As always, it’s best to ask rather than assuming, if you are in any doubt!
Top Tips for Dealing with Listed Building Consent:
- Read your listing description carefully
- Be clear on what point in your project you need to seek approval at
- Seek approval for any changes to listed buildings or structures
- When in doubt, ask your conservation architect (hello!) for help
