Listed Buildings Frequently Asked Questions

 

General:

 

Listed Buildings - A Guide to the Law and Your Responsibilities:

 

General:

 
What Does Listing Mean?
 
The word 'listing' is a short-hand term used to describe one of a number of legal procedures which help English Heritage to protect the best of the nation's architectural heritage. 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.
 
Listing is not intended to fossilise a building. Listing ensures that the architectural and historic interest of the building is carefully considered before any alterations, either outside or inside, are agreed.
 
 

How are buildings chosen?

 
Britain has a wide variety of historic houses, churches, agricultural, industrial and commercial buildings which contribute to the historic character of many of our cities, towns and villages. The need to preserve them is recognized in the statutory listing process.
 
The main criteria used by English Heritage to select buildings are:
  • architectural interest: all buildings which are nationally important for the interest of their architectural design, decoration and craftsmanship; also important examples of particular building types and techniques, and significant plan forms
  • historic interest: this includes buildings which illustrate important aspects of the nation's social, economic, cultural or military history
  • close historical association with nationally important buildings or events
  • group value, especially where buildings comprise an important architectural or historic unity or are a fine example of planning (such as squares, terraces and model villages)
 
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, so that post-1945 buildings have to be exceptionally important to be listed. Buildings less than 30 years old are only rarely listed, if they are of outstanding quality and under threat.
 
 

Why are there three grades?

 
Listed buildings are graded to show their relative importance:
  • Grade I buildings are those of exceptional interest
  • Grade II* are particularly important buildings of more than special interest
  • Grade II are of special interest, warranting every effort to preserve them
 
There are 370,000 or so list entries currently protected by listing, and of those - over 92% - are Grade II.
 
 

What is a Listed Building?

 
A listed building is a building of special architectural or historic interest included in a list approved by the Secretary of State. The term 'listed building' includes:
  • both the interior and exterior of a building whatever the grade
  • any objects or structures fixed to the building
 
Structures within the boundaries of the property, such as boundary walls, outbuildings, gates, lamp posts and even garden statues which, although not fixed to the building, form part of the land and have done so since before 1st July 1948.
 
 

Is my building listed?

 
A copy of the 'Statutory List of Buildings of Architectural or Historic Interest' is held at Planning Services, Reception, Bridge House, Peterborough.
 
You are welcome to visit the office and view the list or to telephone with any questions relating to your building within normal office hours. A building that lies within the curtilage of, or is attached to a listed building can also be a listed. If you are in doubt as to whether your building may fall into this category you should contact a Planning Officer who can advise you further. 
 
A listed building can include structures other than buildings such as walls and gate pillars.
 
 

How old is my listed building?

 
The 'Statutory List of Buildings of Architectural or Historic Interest' does contain detailed information of the age of some buildings although in most instances gives just a broad indication of the date of construction (e.g., late 18th Century). If you are interested in researching your property or finding out more about the history of your local area these are some good starting places for material and advice;
 
Peterborough Museum, Priestgate, Peterborough
Tel: (01733) 343329
 
Tel: (01604) 762129
 
Tel: (01733) 742700
 
 

Listed Buildings - A Guide to the Law and Your Responsibilities:

 
Listed Building Consent
 
You will need to get listed building consent if you want to demolish a listed building or any part of it, or alter it in any way which would affect its character, inside or out.
 
 

Alteration, Extension and Demolition

 
Any works of alteration, extension or demolition, internal or external, are very likely to require an application for listed building consent. Examples of work that require consent: changing windows and doors, painting over brickwork, removing external surfaces, putting in dormer windows or roof lights, putting up aerials, satellite dishes, burglar alarms, changing roofing materials, moving or removing internal walls, making new doorways, and removing or altering fireplaces, panelling or staircases, gas flue, damp-proof course, and re-pointing in a different mortar type or style.
 
 

Works of Repair

 
Works of repair to a listed building do not always require consent provided that they are 'like for like' in detail, material and construction technique. It is always advisable to check with a Planning Officer before starting any repair work.
 
 
How do I apply for listed building consent?
 
Your first step should be to contact the City Council before you make the application for advice on whether your proposals are likely to be accepted.
 
When you make an application for Listed Building Consent the local planning authority has a duty to consider its impact upon the architectural or historic character of the building and its setting. This will be reflected in the amount of detail required as part of the application and will often involve the use of specialist advice from architects and surveyors who have experience in working with older buildings. For example, the use of traditional building techniques and appropriate materials, such as clay roof tiles or timber casement or vertical sliding sash windows will be necessary to preserve the historic character of a building. Sometimes the character of the building will be so special that all but the most minor additions and alterations will be resisted.
 
Your application will need to include enough information to show clearly what you intend to do, with detailed drawings and photographs. Application forms and guidance notes are available on request or online from the Planning Application Forms page.
 
 

How long will it take?

 
It can take up to eight weeks after you send in your application form for a decision to be sent to you. If consent is refused you have six months in which you can appeal to the Planning Inspectorate which is part of The Office of the Deputy Prime Minister.
 
 

What happens if I make alterations without consent?

 
It is a criminal offence to undertake work to a listed building without consent. Unauthorised alterations can irreparably damage the historic fabric and character of a listed building and lead to enforcement proceedings and prosecution. It is important as an owner or tenant of a listed building that you seek the advice of a planning officer before proceeding.
 
 

What is the VAT position?

 
VAT does not apply to the cost of alterations to listed buildings, although it does apply to repairs and ordinary maintenance. For more detail see the leaflet VAT: Protected buildings (708/1/90), available from VAT offices.
 
 

Planning Permission

 
'Permitted development rights', which make a planning application unnecessary for some minor alterations and extensions to dwellings, are more restrictive for a listed building and for development within its curtilage.
 
 
Pre-Application Advice
 
The City Council provides pre-application advice free of charge. If you are unsure about the extent of listing or whether you will need Listed Building Consent or Planning Permission it is important that you contact a Planning Officer. Contact names are given below. You can speak to an officer on the telephone, or by making an appointment at Planning Services, or on site if necessary.
 
 
Listed Buildings in Peterborough
 
There are 1055 listed buildings in the Peterborough. They range from properties such as Thorpe Hall and buildings in the Cathedral Precincts (Grade I) to numerous other types of building, including timber framed houses, thatched cottages, churches, barns and other farm buildings, former railway buildings, monuments and telephone kiosks.
 
 
What are 'Buildings of Local Historic Interest'?
 
Many buildings have local architectural or historic interest or a local historical association but are not of sufficient merit to justify inclusion on the statutory list. The Planning department keeps a list of locally important buildings and has drafted policies for their protection in the Peterborough Local Plan. Locally listed buildings do not enjoy the protection of statutory listing but the council will encourage their retention and continued use provided development proposals do not harm their character or setting. The Peterborough Local Plan List of Buildings of Local Importance can be viewed here.
 
 
Historic Building Grants
 
Grants are currently available from the City Council towards the cost of the repair or replacement of certain non-original windows to the former Duke of Bedford Cottages, Wisbech Road, Thorney.
 
For further information and for details of how to make an application please contact the Built Environment Team, Planning Services.
 
 
Contacts
 
 
Advice regarding planning, including preliminary enquiries, can be obtained from www.peterborough.gov.uk or contacting Development Control (Planning).  
 
For technical advice, including leaflets, on repairing, maintaining and restoring buildings see the Listed Buildings Resources page.
 
Peterborough City Council. Town Hall, Bridge Street, Peterborough, PE1 1QT - (01733) 747474 - DX12310 Peterborough 1