What is a Listed Building?

If during the course of your house hunting youve found yourself drawn to an older building, you may well have seen a note amongst the details: a Grade II Listed Building. What does this mean? Do old buildings fall into this category by default? Here well address the history, the reasoning behind the scheme and what you should do if you buy a listed building...

Origins In its simplest possible form, a listed building is a building that has been placed on the Statutory List of Buildings of Special Architectural or Historical Interest. Although the status applies chiefly to buildings, other structures may be categorised as listed, e.g. the Iron Bridge in Shropshire. The list isnt static- not only is it possible to nominate a building by applying to English Heritage, but the status may be removed if its found to be erroneous. Although the Ancient Monuments Protection Act had been in force since 1882, the authorities were reluctant to dictate to residents what they could and couldnt do with their homes. This attitude changed after the extensive damage caused by German bombing during World War II; since the enemy had deliberately targeted buildings of great beauty or historical interest, the Royal Institute of Architects and the Society for the Protection of Ancient Buildings were asked to draw up a list of buildings to be rebuilt after bombing. While this was the schemes beginnings, it wasnt fully realised until the Town and Country Planning Act of 1947, with Ireland following in 1972.

Why listed? A building may be listed for any of a number of reasons. Age and rarity is particularly important: all buildings dating before 1700 containing part of the original fabric are listed, as are most buildings dated between 1700 and 1840. Caution is exercised in the case of more recent buildings, e.g. ones erected since 1945. (A building over thirty years old can qualify as long as it meets the other criteria). Aesthetic appeal is also extremely important- if a building is considered to be a fine example of its period or designed by a prominent architect/artist, its worthy of inclusion. Historical and national interest is possibly the greatest deciding factor when selecting a listed building. Its to differentiate the various strands of interest that the Grades were devised: Grade I is a building of exceptional interest (e.g. Hampton Court), Grade II* of more than special interest

(many historical churches) and Grade II of special interest (canals and museums are commonly Grade II). Contrary to common belief, a building can be listed irrespective of its state of repair. Due to recent changes in technology, even the most derelict building can be accessed by a surveying team so any problems can be reported and contained. This ensures the building will give pleasure to the public for many years to come.

This pie chart illustrates the number of Listed Buildings in the UK. As can be seen, the vast majority date th th between the 18 and 19 century.

What do you do if you buy a listed building? Its sometimes assumed that if you buy a listed building, youre powerless to do anything to change it. The truth isnt nearly as draconian. If you wish to substantially alter your property, you must obtain Listed Building Consent from your local council. There isnt a rule of thumb- some authorities may grant permission, some may not. The important thing is upholding the character of the building: if, for example, you wish to cover a beautifully landscaped garden with concrete, expect some opposition. If they refuse your proposal its possible to appeal within six months. If this seems too much hassle or youve changed your mind, you can reapply with a different scheme. Thats assuming you want to change your building, of course. Many owners take great pride in their unusual homes. As the current tenant of a listed building, I can testify there are few greater pleasures than seeing a flock of people outside your building admiring it- then letting yourself in.