Historic and listed buildings

This country is still thankfully graced by many older building many of which are houses. Older properties with architectural or historic merit are invariably listed either Grade 1 Grade 2 or Grade 2 star. This country still bears testament to the historic evolution of buildings from humble wattle and daub cottages to palatial mansions. Each part of the country developed architectural styles unique to the area and each require specialist knowledge and understanding in order to be able to recognise that history and offer surveying advice accordingly.

The costs of owning an older building

Listed buildings can be particularly expensive to maintain. Listed Building Consent is required to change or alter the building and there are stringent guidelines and standards which must be adhered to with any works. This, in itself can be the cause of considerable expenditure . The owners of stately houses have suffered in recent decades due to the high cost of repair and maintenance. Stone and brick, whilst being materials of considerable lifespan, do whether and erode and need to be restored and replaced. Similar materials or materials that are sympathetic to the original building must be used in repairs and alterations.

Why is a building listed?

Listing of buildings of special architectural and historic interest began on 1st January 1950. The purpose was to protect the many buildings which comprise the country’s architectural heritage from demolition and destructive alteration. Opinions change over time.

How are buildings selected for listing?

Buildings are judged on age, rarity, architectural merit and type of construction. Sometimes buildings linked to a famous person or historic event are listed.
Buildings retaining their original construction and built before 1700 are listed as are most which were built before 1840. More modern buildings are judged on the remaining criteria.

The grades of listing

Grade I Buildings of exceptional interest.
Grade II Buildings that are particularly important and of more than special interest.
Grade II Buildings of special interest, warranting every effort to preserve them.
More than 500,000 buildings in England are listed. More than 90% are Grade II listings.

Where may listing documents be seen?

Listings in a local area are available from the local authority planning office. The National list is kept by English Heritage and The National Monuments Record.

Building preservation notices

Individual buildings which are potential candidates for listing may be threatened by demolition or alteration. The district/borough council or the Historic Buildings and Monuments Commission may issue a building preservation notice. This protects the building, as if it were listed, for six months. This allows time for the building to be assessed to ascertain whether a listing is appropriate.

Emergency listing

This is an emergency procedure used by the Department of National Heritage. Members of the public may bring threatened buildings to the attention of the Department for assessment and listing. The listing remains in force for a period of 6 months after which the Secretary of State must indicate the their intentions for the building.

Removal of listing

A property owner may request that the Secretary of State de-lists a building, submitting evidence that it does not possess the special architectural or historic interest which was the basis of the listing.

Listed building consent

When a building is listed a person wishing to demolish, alter or extend in a way which would affect its character must obtain listed building consent from the local planning authority or the Secretary of State.
It is an offence to proceed without consent and the penalty may be an unlimited fine, up to 12 months imprisonment or both.

Planning Permission

Planning approval from the local authority is necessary in addition to listed building consent for any alteration or change of use controlled by the Planning Acts.

Appeals

Refusal of listed building consent may be appealed to the Secretary of State.

Recording of buildings prior to demolition

If consent is given to demolish the whole or part of a listed building this should not be carried out until the Royal Commission on Historical Monuments has been allowed to make a record of it.

Repairs

The local authority may serve a “Repairs Notice” specifying works necessary to properly preserve a listed building. If the notice is not complied with within two months the authority may make a compulsory purchase order.
Where an owner deliberately neglects a building in order to redevelop the authority may compulsorily purchase at a price that excludes the development value.
If a building is unoccupied the authority may serve a notice on the owner of its intention to carry out urgent repairs and recover the costs of those repairs from the owner./p>

Grants and Loans

Grants and loans are available for repairs to buildings of outstanding architectural or historic interest but not for normal maintenance. Owners have to show that they would not be able to complete the works without financial assistance.

Town Schemes

Some historic towns have a Town Scheme where grants and loans are available for repair.

Conservation Areas

Local authorities designate 'Areas of special architectural or historic interest, the character or appearance of which is desirable to preserve or enhance.
Demolition of a building in such an area requires Conservation Area Consent.