Listed Buildings
What is listing
Along with the adoption of wider Planning controls in the late 1940s came the notion that individual buildings of architectural or historic interest might be protected from the worst ravages of proposed change – they could be designated Listed Buildings. Once recognised in this formal way, subsequent proposals for demolition or alteration might be controlled by legal process. To this day, Local Planning Authorities across the United Kingdom are charged with the responsibility to regulate alterations to Listed Buildings through the process of Listed Building Consent. However, the selection of historic buildings in England for the National Heritage List is not undertaken by Local Authorities, but by Historic England, working as advisor to the Secretary of State for Culture, Media and Sport.
Today, there are well over 5,100 Listed Buildings within the boundaries of the South Downs National Park.
What does it mean to me as an owner?
You can find out whether your building is listed by consulting the National Heritage List, available on the Historic England website. This may be searched conventionally using address details or by using their map search facility – helpful if your address includes a common word. Another route is through the web-based ‘Heritage Gateway’ which also allows access to ‘Images of England’ a project which sought to photograph every listed building across the country and succeeded in capturing the majority of them.
All listed buildings are given a ‘list description’. For very recently listed buildings, this will be long and comprehensive, offering very clear reasons why it was selected. However, for the vast majority of older entries it will be short, only intended to describe the building sufficiently to distinguish it from neighbouring properties. Older list descriptions do not purport to mention every feature of the building that may be of interest – and may not mention the interior at all, other than to record that it has not been inspected.
However, it is crucial you appreciate that the entire building, both externally and internally is protected by the listing; any demolition and any alteration affecting character and appearance of the building, fixtures or even some fittings will require a formal application for Listed Building Consent, which must be obtained before work is undertaken. This can also apply to buildings and structures within the historic curtilage of the property – so potentially more than the current ownership entails. This will occasionally affect unsuspecting owners of formerly subsidiary buildings or structures, previously sold off from a larger entity. If you suspect such a circumstance might have bearing on your property, you should consult a solicitor or your local Conservation Officer, who should be able to advise you of any consents required, or put your mind at rest.
Applications for Listed Building Consent should be supported by a Heritage Statement. Advice to assist owners to compile or commission this document is to be found here.
Heritage Statement Guidance Note
Undertaking work to a Listed Building without the required consent is a criminal offence. Upon conviction, you could be fined or could even suffer a custodial sentence. Alternatively or in addition, you may be required to reverse the work by means of a Listed Building Enforcement Notice.
A list of all Listed buildings on the National Heritage List can be found on the Historic England website.