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Listed Buildings
From 1st April 2005 English Heritage is responsible for the administration of the listing system. New notification and consultation procedures for owners of listed buildings and local authorities are being introduced, as well as clearer documentation for list entries.
Why do we list?
The word 'listing' is a short-hand term used to describe one of a number of legal procedures which help English Heritage to protect the best of our architectural heritage. When buildings are listed they are placed on statutory lists of buildings of 'special architectural or historic interest' compiled by the Secretary of State for Culture, Media and Sport under the Planning (Listed Buildings and Conservation Areas) Act 1990, on advice from English Heritage.
Listing is not intended to fossilise a building. A building's long-term interests are often best served by putting it to good use, and if this cannot be the one it was designed for, a new use may have to be found. Listing ensures that the architectural and historic interest of the building is carefully considered before any alterations, either outside or inside, are agreed.
When do I need listed building consent?
Owners of listed buildings need to get listed building consent from their local council if they want to demolish a listed building or any part of it, or alter it in any way which would affect its character, inside or out. Repairs which match exactly may not need consent, but your local council will advise you on this as the effect of any repairs is not always straightforward.
Examples of work which may need consent include changing windows and doors, painting over brickwork or removing external surfaces, putting in dormer windows or rooflights, putting up aerials, satellite dishes and burglar alarms, changing roofing materials, moving or removing internal walls, making new doorways, and removing or altering fireplaces, panelling or staircases.
Why are buildings chosen?
Listed buildings are selected with great care. The main criteria used are:
* architectural interest: all buildings which are nationally important for the interest of their architectural design, decoration and craftsmanship; also important examples of particular building types and techniques, and significant plan forms
* historic interest: this includes buildings which illustrate important aspects of the nation's social, economic, cultural or military history
* close historical association with nationally important buildings or events
* group value, especially where buildings comprise an important architectural or historic unity or are a fine example of planning (such as squares, terraces and model villages)
The older and rarer a building is, the more likely it is to be listed. All buildings built before 1700 which survive in anything like their original condition are listed, as are most built between 1700 and 1840. After that date, the criteria become tighter with time, because of the increased number of buildings erected and the much larger numbers which have survived, so that post-1945 buildings have to be exceptionally important to be listed. Buildings less than 30 years old are only rarely listed, if they are of outstanding quality and under threat. See See post-war listing.
Why are there three grades?
Listed buildings are graded to show their relative importance:
* Grade I buildings are those of exceptional interest
* Grade II* are particularly important buildings of more than special interest
* Grade II are of special interest, warranting every effort to preserve them
There are about 370,000 list entries currently protected by listing, and of those by far the majority - over 92% - are Grade II. Grade I and II* buildings may be eligible for English Heritage grants for urgent major repairs.
Acknowledgements: English Heritage
These notes are offered as a general guide only and do not constitute legal or financial advice.
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