Listed Buildings Information
Listed Buildings
A Listed Building is a building included in a list of Buildings of Special Architectural or Historic Interest compiled by the Secretary of State for Culture, Media & Sport. Buildings on the list have statutory protection against untoward demolition and against unsuitable alterations which would adversely affect their character.
There are now some 535 listed buildings in the Borough of Wellingborough. The majority of these are houses and churches; but any structure above ground can be included, for example walls, milestones, tombstones, telephone kiosks, gates and gate piers.
Listed Building Grades
There are 3 grades of listing:
Grade I for the finest buildings of most importance (there are only 11 buildings listed at Grade I in the Borough).
Grade II* for buildings of exceptional quality or containing special features (there are 34 buildings listed at Grade II* in the Borough).
Grade II are of special interest and warrant every effort to preserve them and retain their character and features (there are currently 490 buildings listed at Grade II in the Borough).
Why is a building listed?
The choice of building for inclusion depends on many factors. These include:
- the survival of original features
- the quality and intactness of the building for its age (including the survival of special interior features its representation of a building type or the work of a particular architect
The organisation that decides which buildings are listed is English Heritage.
How much of a building is listed?
All of a building is listed, both the exterior and the interior. In addition it includes "any feature of the building consisting of a man-made object or structure fixed to the building or forming part of the land and comprised with the curtilage of the building".
This means that it is the main building, both inside and out, as well as anything within the garden or yard area (including the boundary walls of the garden or yard area) which is listed, or which comes under the listed building legislation.Spotlisting
It is possible for individual buildings to be added to the list or 'spotlisted'. Anyone can request that a building be considered for spotlisting. It is advisable to contact the Conservation Officer or English Heritage for further information on procedure and suitability.
How do I know if a building is Listed?
The Council holds copies of the statutory lists and can advise you or you can now view listed buildings on line. Owners are notified when a building is first listed. Prospective purchasers of Listed Buildings are informed in their pre-contract searches. However, some houses may have been re-named since they were listed so that their status may not be revealed simply by giving the present name of the property.
Advantages of owning a Listed Building
The function of listing is to aid the control of alteration and demolition. To be listed gives a building prestige value; it is an acknowledgement that the building is special and part of the national heritage that should be cherished. Advice and help is available from the Council Conservation Officer and the Council is currently considering whether to instigate a budget for the giving of financial aid for the repair of listed buildings. Grade I and II* buildings may also attract help from English Heritage, especially if they are on its Buildings at Risk Register.
VAT and Listed Building Consent
All building repair work (listed or otherwise) is subject to VAT, whilst new building work is not.
Much of the work for which Listed Building Consent (LBC) is required is not viewed by Customs and Excise as new work. For example, replacing an iron roof with thatch is usually classed as repair to an existing element.
For work to be exempt from VAT, C & E regulations state that the work must be carried out by a VAT registered builder; LBC must have been obtained for the work and the work must be "new building" as defined by C & E, for example the building of an extension.
These are general guidelines only. In specific cases it is advisable to check with the local C & E office. It is the Building Contractor's responsibility to include VAT charges if it is payable.
The Article, VAT OR NO VAT? by Steve Lumby, is included for information purposes only and not necessarily as the full legal position.
For further information contact the VAT National Advice Service on 0845 010 9000.
Listed Building Consent
Listed Buildings of all grades require Listed Building Consent (LBC) before any works are undertaken which would alter their appearance or structure, or affect the character, of any building within its curtilage. The curtilage is the garden or the area of land attached to the building, or which was attached to it. Buildings within it can include outhouses, stables, walls and gates.
LBC is required for all alterations, additions and extensions, including conservatories.
How long does it take to obtain LBC?
In general it takes eight weeks from the time of registration of a submitted application to a decision. Applications are advertised, and comments invited from various local and national bodies, before consent is granted.
LBC applications in respect of Grade I or Grade II* buildings (and for almost all demolition in whole or part of buildings of all grades) must be referred to the Secretary of State for the Environment. At least an extra 28 days must be allowed for this. In addition, if demolition is involved, the Royal Commission for Historical Monuments of England, must be given the opportunity to record the building if it so wishes.
Existing and prior Listed Building Consent
Sometimes a building is sold with LBC for alterations and extensions. New owners are normally under no obligation to carry out these works. Instead they may wish to submit their own plans with a fresh application for LBC.
Prospective purchasers may apply for LBC and Planning Approvals before they exchange contracts or complete purchases.
If you are thinking of, or have just purchased, a listed building it may be helpful to discuss the building with the Conservation Officer prior to making a purchase.
How to make an application for LBC
There is no fee for an LBC application. Application forms are available from Borough Council of Wellingborough, Sustainable Development Department, Croyland Abbey, Tithe Barn Road, Wellingborough, NN8 1BJ (01933 231979) or apply on line.
Maps and plans are required and photographs are recommended, especially where demolition works are proposed.
Demolition and new development
The demolition of all or part of any listed building (or of most building structures (except those erected since 1948) within the curtilage of a Listed Building), requires consent. New development within the cartilage of a listed building, but not physically attached thereto, will require planning permission.
What can I do to a Listed Building?
Repairs
A Listed Building must be kept it in good repair. Financial aid may be available to help you. The Council has powers to take action against owners whose listed property is in disrepair. Repair is generally preferable to replacement. Repairs involving replacements (as for windows, doors or gutters) do need LBC. If unsuitable insertions have been made in the past (e.g. doors and windows) the opportunity exists for replacement in appropriate styles. If more than 50% of any feature, such as a window or door is to be replaced, then LBC is required.
What about windows?
Windows are often a significant indicator of the quality and interest of a listed building. It is important that any replacement is in keeping with the building. Previously replaced windows of unsuitable design can be replaced correctly. Remember that the wood that was used in the past was of a far better quality than most wood obtainable today, so repairs are preferable. UPVC is not acceptable. Double-glazing is now, in general, obligatory for replacement windows under Part L 1 of the Building Regulations. However, these regulations take account of historic buildings so that the retention of historic windows and window forms is taken into account.
Alterations
A listed building may not be altered without LBC. The extent and type of alteration that would be permitted for both internal and external works depends on the individual building and its quality. Any alteration that affects the appearance or structure of a listed building, or which changes the building material used, requires LBC.
Such alterations include:
- additional extensions
- any demolition
- new and replacement windows and doors
- rooflights
- new roofing materials
- new rendering and re-rendering
- painting external walls
- removal of chimneys, fireplaces, floors, doors and windows
- work to garden walls, railings and cartilage buildings
It is an offence to carry out any work to a Listed Building that is not authorised. Where unauthorised works have taken place the owner can be required to reinstate the building to its former state.
If considering any alteration, it is advisable to consult the Council Conservation Officer.
Craftsmanship
The quality of workmanship, methods, materials and details is especially important for listed buildings. The grants available are to help with the costs involved. Poor craftsmanship and materials can not only shorten the life of the work, they can be harmful to the building as well as destructive to its appearance. Advice can be obtained from the Conservation Officer on appropriate action, including repairs, refurbishment and upgrading of windows.
Planning Approval and Permitted Development
In addition to LBC, works and extensions to Listed Buildings may also require Planning Approval and Building Regulations Approval. It is advisable to discuss proposed works with the Conservation Officer and/or a Building Control Officer, before submitting applications.
Under the Planning Legislation certain works are normally permitted without the need for express planning approval. This is 'Permitted Development'. Such permitted development is restricted for buildings in Conservation Areas and for Listed Buildings. On Listed Buildings, however, LBC is required for most 'permitted development'.
If you require further advice...
Information on Listed Buildings in the Borough is available from Alex Stevenson the Design and Conservation Officer, telephone 01933 231925 or email astevenson@wellingborough.gov.uk.
Last Updated 06/01/2010