Statutory Protection Of Traditional Buildings

What is a listed building?

It is a building included in the statutory 'List of Buildings of Special Architectural or Historic Interest'. The term 'building' refers to a wide range of structures from milestones; telephone boxes; follies; cottages to country houses.

The reasons that particular buildings are listed include:
o Historic value: if it is "old" (see below)
o Architectural value: if it is unusual, or if it is a particularly fine or unspoilt example of its type;
o Associative value: if it has connections with an important historical person or event;
o Group value: if it adds to the interest of a group e.g., shops in a parade or a terrace of houses.

This row of cottages are old enough to be listed, and each adds group value to the others. They are in fact listed with the highest Grade I because they contain extensive schemes of pre-reformation wall paintings.

The older a building is, the fewer the surviving examples of its kind, the more likely it is to have historic importance. All buildings built before 1700 that survive in anything like their original condition should therefore be listed; most buildings of between 1700 and 1840 will also be listed, although with some selection. After 1840, greater selection is used to identify the best examples of a particular building style.

Although buildings of less than 10 years are not listed, the approach adopted for 20th century listing is to identify key examples of building types and to treat these as a standard against which to judge further additions to the list.

Why are buildings listed?

Buildings are central to our cultural heritage and sense of identity . They are survivors of our past and since they cannot be replaced, they need to be valued and protected . The main purpose of listing is to ensure that care is taken over any decisions affecting a building's future and any alterations respect the particular character or interest of the building .

Statutory protection failed to save this beautiful barn.

What parts of a building are listed?

The whole building is listed, including extensions. Both the inside and outside are protected, as well as boundary walls, outbuildings or other structures in the "curtilage" of the building. It is a common misconception to think that just the front façade or elevation, or only items mentioned in the list description, are listed.

This unusual wallpaper, which is an important part of the historic interest, is protected by the listed status of the building

What does it mean if a building is listed?

If you wish to demolish a listed building, or to alter or extend it in any way that affects its character as a building of special architectural or historic interest, you must apply for 'listed building consent' from the local planning authority.

Even relatively minor works; such as painting the exterior of a building, where it affects the character, will require listed building consent. It is therefore advisable to consult the Local Planning Authority before starting any works or alterations to a listed building. It is a criminal offence to carry out unauthorised works to a listed building. Listed building consent is in addition to, and does not remove the need to apply for, normal planning permission.

What about Conservation Areas and Scheduled Ancient Monuments

There are statutory controls relating to buildings located in Conservation Areas and to Scheduled Ancient Monuments. The issues relating to these controls are not discussed but the principle remains the same; seek advice prior to carrying out or recommending any work.

Where to get advice?

Consult the Local Planning Authority Conservation Officer, to discuss any proposals . Remember each historic building has different characteristics and each case will be different . It is therefore essential to check first with the Local Planning Authority before doing or recommending any work, even if it is repair work or seems insignificant.