What is a listed building?
A listed building is a building, object or
structure that has been judged to be of special architectural or
historic interest and is included on a statutory register. The
register is drawn up by the Department
for Culture Media and Sport but administered by English
Heritage, who also provides expert advice on which buildings
meet the criteria for listing.
What does 'special architectural or historic
interest' mean? The definition is fairly broad, but generally
includes historic buildings that have survived with relatively
little alteration. As a general rule of thumb, all buildings dating
from before 1700 in anything like their original condition are
listed, as are most buildings from 1700-1840, although careful
selection is exercised. Buildings dating from 1840-1914 of definite
quality and character are listed. Only some buildings dating from
after 1914 are listed and those which are less than thirty years
old must be of outstanding quality and under threat. No building of
less than ten years old can be listed.
How do I find out if a building is listed?
There are nearly 6000 listed buildings in
Northumberland. You can see a copy of the statutory list for your
area free of charge at your local council area office, online at
Images of England, or
details can be provided by email by contacting conservation@northumberland.gov.uk
with your enquiry. Each entry has an address and description so
that the listed building can be clearly identified. Listing
protects the whole of the building inside and out. Even if
something is not mentioned in the description therefore, it is
still listed. In addition, protection also applies to attached and
sometimes adjacent buildings if erected before 1st July 1948.
Listed building grades
Listed buildings are graded to show their
relative importance:
Grade I are 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
Grading can be changed where re-evaluation
takes place after damage or alteration, or as more evidence of a
building's history or architectural quality comes to light. But the
statutory controls on alterations apply equally to all listed
buildings whatever the grade.
In Northumberland there are 5565 or so list
entries currently protected by listing, and of those by far the
majority (over 91%) are Grade II. Grade I (3%) and II* (4%)
buildings may be eligible for English Heritage grants for urgent
major repairs.
Listed building legislation
Listed buildings are protected by legislation
contained in the Planning (Listed Building and Conservation Areas)
Act 1990. The purpose of the legislation is not to preserve listed
buildings exactly as they are, but rather to make sure that any
alterations are in sympathy with the historic and architectural
character of the building. Often the changes that a building has
gone through during its life are an important part of its historic
interest.
The grade of listing, however, is not a
reliable guide to the sensitivity of a building to alteration or
extension. For example, many Grade II buildings are plain and
simple vernacular buildings that have been listed because they are
relatively unaltered examples of their type. These can as readily
have their special character compromised by unsuitable alterations
as can Grade I or II* structures.
It is a criminal offence to alter the
character or appearance of a listed building without Listed
Building Consent, and the consequences can be serious. For this
reason, it is advisable to speak to a
Building Conservation Officer at Northumberland County Council
if you are thinking about doing work to a listed building. Please
contact us by email at conservation@northumberland.gov.uk
or telephone 01670 534166 for further information.
What are the effects of listing?
In Northumberland, the Council is responsible for considering
applications to demolish a listed building or for any alteration or
extension which would affect its character as a building of
architectural or historic interest.
You will need the Council's consent to
demolish a listed building or for any alteration or extension which
would affect its character as a building of architectural or
historic interest. The need for listed building consent is
different from planning permission but the process is very
similar.
It is a criminal offence to carry out works to
a listed building without prior listed building consent - even if
you did not know that the building was listed. Carrying out
unauthorised work is punishable by a fine or a prison sentence and
the Council can require you to put the building back the way it
was.
Responsibilities of owners of listed buildings
Listed Buildings are an important part of our national heritage. If
you own one, you have a duty to keep it in reasonable repair.
Northumberland County Council will advise you on specific problems
which may arise. Carrying out work to a listed building without
consent is a criminal offence and will be dealt with
appropriately.
In cases of deliberate neglect, we as a
Council have powers (including the use of the courts) to ensure
that repairs are carried out. If you are ever served with any
formal notices or summonses in connection with a listed building
which you own, you should seek professional advice immediately.
Please contact Northumberland Conservation at conservation@northumberland.gov.uk
for advice.
When is listed building consent required?
Listed building consent is quite separate from Planning Permission
and is sometimes required even in situations where the latter is
not required. Consent is necessary for any work to the inside or
outside of a listed building which affects its "special
interest".
As well a major changes, this usually includes
minor alterations such as stone cleaning, painting, re-thatching
etc. Repairs carried out in matching materials, design and form, do
not usually require consent.
If you have any doubt about whether a building is covered by the
listing or whether consent is required for specific works, please
contact us at conservation@northumberland.gov.uk,
or telephone 01670 534166, before starting work.
How do I apply for listed building consent?
To apply for listed building consent you will
need a special application form (please also read the guidance
notes before applying). Click here to download a listed building
consent application form and guidance notes.
The listed building consent process is very
similar to the planning process and for most cases it will take 8
weeks to process an application.
Advice to owners or developers and their professional agents is
an important part of the listed building application process and
the Council's Building Conservation Officers are available to
discuss your proposal before you submit your application. Advice
can be given on appropriate alterations and extensions to historic
buildings. Except for the simplest applications it is advisable to
employ an agent who is familiar with the policies and procedures of
the council. Please contact us at conservation@northumberland.gov.uk
or telephone 01670 534166.
If you are in any doubt if planning permission or listed
building consent is needed please contact Northumberland
Conservation at conservation@northumberland.gov.uk
before starting any work to a listed building.
There is no charge for the submission of an
application for listed building consent, nor for pre-application
advice in relation to the same.
Can I do work to a listed building?
Regular maintenance and 'like for like' repairs do not need
listed building consent but it would be required if the repairs
include removal of historic material or changes to its character.
For example, internal alterations that include removal of historic
doors, fireplaces or plasterwork or replacement of external doors
or windows would require consent. However, repainting or
redecoration, installing new bathroom or kitchen fittings would not
normally need consent.
Painting and internal decorating does not need Listed Building
Consent but any external painting may require consent as it may
affect the character of the listed building. Replacement of modern
kitchen and bathroom fittings does not require consent. However,
refurbishment involving the removal of internal features, such as
doors, fireplaces, plasterwork, panelling or other historic
fittings constitutes alterations and listed building consent is
required before work is carried out.
Advice on maintenance and repairs is available
from Northumberland Conservation and is recommended as the effect
is not always straight forward. If you have any doubt about whether
a building is covered by listing, or whether consent is required
for specific works, please contact us at conservation@northumberland.gov.uk,
or telephone 01670 534166, before starting work.
Sources of information to help in preparing an application
You can get advice on listed buildings by
contacting Northumberland Conservation at conservation@northumberland.gov.uk or
telephoning 01670 534166.
The Council’s policies in relation to how it
will consider applications for listed building consent, and for
other applications that might affect listed buildings can be found
in the Local Plan, and choosing the Framework section.
Click here to download a listed building
consent application form and guidance notes.
The Planning Portal, also contains general advice on listed
buildings.
Planning Policy Guidance Note 15: Planning and the Historic
Environment is the national planning policy on listed buildings
and conservation areas.
How do I report a Building at Risk?
If you are aware of an historic building which is either
derelict or not being properly preserved you can contact Northumberland
Conservation, who will inspect the building and advise you what
action they intend to take.
Related web pages
The register of listed buildings can be searched through the
website www.heritagegateway.org.uk.
The Department
for Culture Media and Sport is responsible for the
identification and conservation of the historic environment in
England.
English
Heritage marks and celebrates buildings with special interest
by recommending them for listing.
Historic Environment
Local Management (HELM) provides information and training to
help those who make decisions about the historic environment.
English Heritage runs a ground-breaking
programme called Heritage
at Risk. It seeks to identify the parts of the nation's
historic environment that are endangered, and to get something done
about them.
