Listing
The Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on the Secretary of State to compile lists of buildings of architectural or historic interest with a view to ensuring that works carried out is subject to listed building consent, and that penalties are imposed for unauthorised changes.
The main criteria for listing buildings are set out in paragraph 6.10 of Planning Policy Guidance (PPG) No. 15:
- architectural interest: including buildings of importance to the nation because of their architectural design, decoration, craftsmanship, significant type or plan form;
- historic interest: this includes buildings which illustrate important aspects of the nation’s social, economic, cultural or military history;
- close historical associations: with nationally important people or events;
- group value: especially where buildings comprise an important architectural or historic unity or a fine example of planning (e.g. squares, terraces or model villages).
The principal responsibility for identifying historic buildings in England and advising the Secretary of State on listing rests with English Heritage. Age and rarity are important considerations, but buildings are also assessed by type and area to ensure that the best representative examples are listed. Currently, there are three categories of listed buildings: grade I, II* and II. Approximately 500,000 structures are listed in England, 5% of which fall in the most significant categories of grade I and II*.
Where a building is listed this designation applies to the entire construction, not any particular part of it: in other words, if a building is listed, the whole building - not just its facade or its fireplaces - is protected. Where another building or structure built before June 1948 has been attached to the listed buildings, or falls within its curtilage, it is also covered by the listing.
Although there is no statutory right of appeal against a listing, appeals can be made where it is considered that a mistake has been made, that the building’s special interest has been lost as a result of material alterations since the listing. Any owner or member of the public can apply for a building to be listed if they consider that this is warranted by its age, history or interest.
In some cases listing can have a negative effect on the value of a building, especially if redevelopment proposals for it are advanced. To overcome this problem, a certificate of immunity from listing can be applied for where a planning application to alter or demolish a building has been submitted. If such a certificate is justifiable and granted by the local authority, it is valid for five years. The certificate also protects against the serving of a building preservation order by a local authority.
Understanding a historic building and its setting is the key to successfully conserving it, and an integral part of good conservation practice.
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Many people live in historic houses – researching their history can be surprising and rewarding.
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