A Guide To Listed Buildings
What do you need to know and consider?
What Are listed Buildings?
Listing marks and celebrates a building’s special architectural and historic interest, giving the building a legal status through the planning system that protects it for future generations. The older the building is, and the fewer the examples of its kind that exist, the more likely it is to be listed. Whilst this can naturally create challenges when it
What Are The Listing Criteria?
The general principles are that all buildings built before 1700 which survive in anything like their original condition are likely to be listed, as are most buildings built between 1700 and 1850. Particularly careful selection is required for buildings from the period after 1945. Buildings less than 30 years old are not normally considered to be of special architectural or historic interest because they have yet to stand the test of time.
How Are Listed Buildings Graded?
There are three categories of listed buildings, defined below:
Grade I - Buildings of exception interest - only 2.5% of all listed buildings fall into the category.
Grade II* - Buildings of more than special interest - around 5.8% of listed buildings.
Grade II - Buildings of special interest - making up the largest proportion - around 91.7% of all listed buildings.
Note: Wales uses the same system, but Scotland has it’s own classification system.
How do I find out if a property is listed?
The National Heritage List for England (NHLE) contains details of all listed buildings in England. Your can search the list here to find out if your property is listed. Scotland and Wales hold separate records, which can be viewed through the following links.
Scotland - Historic Environment Scotland hold records online, available here.
Wales - CADW hold records online, available here.
Our latest planning approval is for the conversion and extension of a dis-used barn in North Cornwall, near Launceston and Bodmin Moor. For this barn conversion we designed a sensitive conversion of a dis-used threshing barn creating a 3 bedroomed dwelling, with ample living space.
How Does Listing Affect Owners?
Listing means there will be extra control over what changes can be made to a building’s interior and exterior. Owners will need to apply for Listed Building Consent for almost all types of work and changes to the buildings that will affect the ‘special architectural or historic interest’ of the building. Alterations to a listed building carried out without permission is classed as a criminal offence, which can lead to unlimited fine and/or prosecution.
What Parts Of The Building Does Listing Cover?
A listing covers the whole of the building, including the interior, unless there are items in the listing description that are specifically excluded. The listing covers the whole curtilage (the building and the land around it that forms its enclosure). This would also include any other buildings and structures within the curtilage that were built before the 1st July 1948.
All listings are different, so it is usually best to speak to a professional in the subject area to seek advice, this can include Architects with experience in conservation, local planning authority or heritage consultants.
Making Changes To A Listed Building
This is where an Architect comes in. An Architect is a trained professional who can provide expert advice and guidance on the best way to carry out work on a listed building. They will have experience in dealing with planning and listed building consent applications, and will be able to produce detailed plans and specifications for the work that needs to be done.
Using an Architect ensures that any work carried out on a listed building is done in a sympathetic and appropriate way. They will be able to provide options for the design, materials, and construction methods that will complement the existing building. They can also liaise with local planning authorities and heritage organizations to ensure that all necessary permissions and approvals are obtained.
Applying For Listed Building Consent
You will need to apply for listed building consent for any alterations that you may want to make to a listed property. The work cannot start until the approval has been granted.
We would recommend in most cases that you arrange a pre-application meeting with your local planning authority conservation officer before submitting any applications. They will be able to give advice on what information might be required and what professionals you might require for the application. Some authorities do charge a small fee for this service.
You can then apply for listed building consent online or via post. Application forms are available via the local authority website or on the National Planning Portal.
How Long Will The Application Take?
A decision on a small amount of work will normally take up to eight weeks. Larger / more complex schemes can take longer. If the permission is refused, you have up to six months to appeal the decision.
More Information
Vardo Architecture is a young, experienced, creative chartered architecture studio. Our home is in Plymouth, but our work takes us all over the South West and further afield.
We specialise in transforming existing buildings with dynamic and characterful solutions. Our projects range in scale and budget, all solving our clients needs by focusing on innovative design solutions and collaboration through the design journey.
Take a look at some of our recent projects here, our services and our process here.
If you are planning work to a listed building, then contact us to see how we can help.
