| Listed
Building Status Classification
of a listed building is by address and includes a description
of the ‘schedule’ which highlights features of
notable interest. This schedule is however as a guidance note
for planners and any features not listed do not mean they
are no included. The
listing of a building or group of buildings is a legal process
and papers regarding its status should be kept in a safe place.
Its listing will also be recorded on the Register of Land
Changes and is necessary if the property is sold. Known
in legal terms as ‘presumption in favour of retention’
the listing legislation permits alterations only where they
can be justified and the correct procedures carried out. If
a property is both listed and within the boundaries of a conservation
area the listed building consent will override the legislation
protecting the conservation area. This is no to say that the
conservation issues will not be addressed rather that the
listed status will take priority in planning decisions. With
regards to internal works, unless listed, alterations to a
property within a conservation area are not controlled or
conditioned.
LISTED BUILDINGS: PRESERVING OUR
HERITAGE.
Many of our members are not only owners
of thatched properties, but also keepers of listed buildings.
Thatched homes are deemed to be of “special architectural
or historic interest.” But what exactly is meant by
the term “listed?”
The
responsibility for determining which buildings have special
architectural or historic interest falls to the Secretary
Of State for the Environment, and he has a statutory duty
to produce a “list” of such buildings. In the
context of listing, the term building is cast very widely
and not only includes conventional buildings such as castles,
cathedrals, houses schools and factories, but can be as diverse
as dog kennels, ice houses and village pumps. Not all items
on the lists are what we might refer to as attractive or beautiful,
some are included purely for their historical value. The list
in total adds up to a heritage register covering the whole
of England. Properties
considered for listing are judged according to a set of national
standards. In brief the following are normally listed:- All
buildings built before 1700 which survive in anything like
their original condition, most buildings built between 1700
– 1840, although selection is necessary. Between 1840
and 1914 only buildings of definite quality and character
are listed, and the selection is designed to include the principal
works of the most important architects. Buildings
which are less than 30 years old are normally only listed
if they are of outstanding quality or under threat.
Buildings which are less than 10 years old are not listed.
Other factors which may be taken into account are : association
with well known events or characters, such as the birthplace
of an historical figure, and group value, for example, squares,
terraces or model villages.
Listed buildings are allocated one of three
grades. The broad classification of grades is as follows:
Grade
1 – These are buildings of exceptional interest (about
1.5% of listed buildings fall within this category) Grade
11* - These are particularly important buildings of more than
special interest (approximately 4% of the overall total) Grade
11 – These are buildings of special interest which warrant
every possible effort being made to preserve them (accounting
for the remaining 94.5%). Taking
all this into account, how does this affect you the property
owner? If
you wish to demolish a listed building, or to alter or extend
it in a way that affects its character as a building of special
architectural of historic interest, then “listed building
consent” must be applied for from the local planning
authority. According to guidelines published by English Heritage,
(telephone-0207-973-3000), even relatively minor works such
as painting may affect the character of a listed building
and they therefore advise : if in doubt - consult the local
planning authority before embarking on any work. It is useful
to note that listed building consent is in addition to any
planning permission required, although for most owners applications
for both can be considered together- and listed building consent
applications are free.
The fact that a building is listed does not necessarily mean
that it must be preserved intact for all time. The main purpose
of listing is to ensure that care will be taken over decisions
affecting its future. As a useful guide, the following changes
could require listed building consent:
Replacement windows or doors, for example from timber to UPVC.
Removal of internal walls or fireplaces.
Replacement of roofing materials.
The introduction of cladding such as rendering or weather
boarding and the installation of roof lights.
It is possible to get financial help if you are the owner
of a listed building. Grants for the repair of Grade 1 and
Grade 11* buildings may be available from English Heritage,
but the application must be made before the work begins. Local
authorities have a much wider scope and are not restricted
to oustanding buildings. Grant aid is made available by county
and district councils and you should contact your local authority
for further information. (See section 2 of this Compendium).
Most
owners seem pleased that their properties have been listed
and it is rather a special feeling to think that you own and
are living in something which is recognised as part of our
national heritage. Historic buildings are afterall a precious
and finite asset and often play a vital role in determining
our national and regional identity. On top of this, in many
areas, the cachet of listing may even add to the value of
a residential property.
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