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Making the grade- a guide to listed property
Owning a listed property is many people’s property fantasy, but the restrictions can make decorating or renovating it a struggle…
There are around 370,000 listed homes in the UK. Whilst period features and historical or architectural interest are a real draw for many buyers, listed properties are all subject to strict regulations on planning, alterations and maintenance.
'Listing' is essentially the legal protection of important buildings against demolition, alteration or extension. While overall responsibility for listing lies with the Secretary of State, it's the job of English Heritage to assess and advise on applications.
It is not just residential properties that are listed. Pubs, warehouses, factories, theatres and churches, such as the Tower of Old Parish Church, St. Mary’s on High Street, Hornsey, can all warrant careful preservation. Most owners do research prior to taking on a listed property, and take great pride in preserving its traditional character and atmosphere.
When buildings are listed they are placed on statutory lists of buildings of special architectural or historic interest compiled by the Secretary of State for Culture, Media and Sport under the Planning (Listed Buildings and Conservation Areas) Act 1990, on advice from English Heritage.
Listed buildings are graded to show their relative importance. Grade I buildings are those of exceptional interest, whilst Grade II are of special interest, warranting every effort to preserve them. The majority of listed buildings, over 92 per cent of the 370,000 or so properties are Grade II. Grade I and II buildings may be eligible for English Heritage grants for urgent major repairs.
Some listed buildings are selected for architectural interest, for example if they are an important example of a particular building type or technique, or have historic interest, for instance if a building illustrates important aspects of the nation's social, economic, cultural or military history.
The older and rarer a building is, the more likely it is to be listed. All buildings built before 1700 which survive in anything like their original condition are listed, as are most built between 1700 and 1840. After that date, the criteria become tighter with time, because of the increased number of buildings erected and the much larger numbers which have survived. As a result, post-1945 buildings have to be exceptionally important to be listed.
Buildings less than 30 years old are very rarely listed, for instance if they are of outstanding quality and under threat. Recommending modern buildings for listing causes more controversy than any other English Heritage activity. In 1987 the principle was established that post-war buildings could be listed, and by the end of 1995, the importance of the period had been recognized by the listing of 189 separate buildings.
Since the 1970s the number of listed buildings has increased fourfold through a national re-survey of England's built heritage, carried out by English Heritage. Expert fieldworkers visited every part of England and selected the key buildings.
If you are not aware of the restrictions imposed on listed properties, you should do careful research before purchasing one, as even relatively small changes, such as painting brickwork, putting in roof lights, aerials, or burglar alarms, moving internal doorways, changing fireplaces or adding panelling or staircases, may need permission. Your local council can provide advice if you want to make changes.
If you purchase a listed property and the previous owners have carried out shoddy work without getting permission, you should contact a listened property expert or solicitor, in case you are forced to rectify previous mistakes from your own pocket.
If you want to demolish part of your listed building or alter it in any way which would affect its character, inside or out, you will need Listed Building Consent (LBC) from your local council. This is similar to planning permission although no fees are payable.
Your application must include detailed drawings and photos of your proposed plans, and these will be investigated by a council conservation officer who will tell you whether your proposals are likely to be accepted. An answer can take up to two months. If you are turned down, you can always appeal to the Department of the Environment, Transport and the Regions within six months of the refusal, but they may still deem the work unacceptable.
If you do not get permission to carry out the work and go ahead with it anyway, you could face a large fine or even a prison sentence. Plus, your local council may well require you to return the building to how it was before you made the alterations.
The Society for the Protection of Ancient Buildings (SPAB) was founded by
William Morris in 1877 to counteract the highly destructive 'restoration' of medieval buildings being practiced by many Victorian architects.
Today it is the largest and oldest national pressure group fighting to save old buildings from decay, demolition and damage. SPAB can offer advice to people considering changing their listed properties. SPAB members include many of the leading conservation practitioners as well as homeowners living in houses spanning all historical periods, and also those who simply care about old buildings.
The Listed Property Owners Club was formed by a group of owners who aim to ensure that owners of listed buildings enjoy their homes, and do not become bogged down in the restrictions surrounding their properties. The club keeps owners of listed homes informed about their rights and responsibilities by offering detailed advice, information and support on all aspects of listing.
The club is running this year’s Listed Property Show at Olympia 2, London, on the 23-24 February. The exhibition will provides owners and prospective owners of listed buildings advice, ideas and inspiration, as well as access to the products and services of 150 specialist suppliers, from insurers to roof thatchers, specialist builders, lime mortar experts and antique tile restorers.
There is also a timetable of lectures held at the show, ranging from VAT and the listed building, to damp control, listed buildings insurance, researching your home’s history and planning permission. Visit www.listedpropertyshow.co.uk for ticket prices and to download a booking form.
CONTACTS
English Heritage, www.english-heritage.org.uk
Listed Property Owners Club, www.listedpropertyownersclub.co.uk
Listed Property Show, www.listedpropertyshow.co.uk
SPAB, www.spab.org.uk
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