Buildings are listed if they are considered to be of national architectural or historic interest. A listed building will be included on the statutory list of buildings of special historic or architectural interest.
Listed Buildings are graded I, II* and II, but there is no legal difference in their protection:
- 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
The listing includes the whole building, both inside and out, including any modern extensions physically attached to the building. Internal features such as staircases, fireplaces or panelling are also protected as they are an essential part of the building's character. Any object or structure within the curtilage of a listed building which forms part of the land and has done so since July 1948 is also listed.
Works such as changing a window, or painting the building can affect its character and it is advisable to contact Development Management before you begin any work.
If you want to demolish a listed building, or any part of it, you will also need listed building consent. Again, even seemingly minor work such as removing a chimney stack or a fixture is construed as demolition and will need consent.
Listed Building Information
The 'List Description' (sometimes also called the 'Listing Text', or 'List Text') is purely a means of identifying the building for all but the most recent listings. It describes the appearance of the property and its location, but should not be taken to note everything of interest as many are external descriptions only and internal features are just as much a part of the building's special interest as the external facade.
For new listings, or those which have been re-assessed in recent years, the listing text may now include a comprehensive description of those features visible at the time of the assessment, and any currently known historical associations or interest.
There are four main reasons why a building may be listed:
- Architectural interest - including buildings that are a good example of a particular style or type, as well as ones that display important examples of decoration or craftsmanship;
- Historic interest - including buildings that display important aspects of the social, economic, cultural and military history of the nation;
- Close historical associations - buildings that are associated with a particular event or person; and
- Group value - buildings that, together, form an important historic or architectural unity such as a crescent or terrace.
Age and rarity are other important considerations. The older a building is, and the fewer the surviving examples, the more likely the building is to be listed. Generally speaking, the following apply:
- Buildings built before 1700, and which are surviving in anything like their original condition, will be listed;
- buildings built between 1700 and 1840 - some selection is necessary although many will be listed;
- buildings built between 1840 and 1914 - an even greater selection is necessary since so many more examples have survived, with even fewer buildings built after 1914 being listed, and very few buildings less than 30 years old will be listed.
Applying for Listed Building consent
The best way to apply for listed building consent is online through the Planning Portal. You can complete the form and attach your documents. There is no fee for this type of application.
As part of your application, you will be expected to show that the proposed work will not cause harm to the special interest of the listed building. This will nearly always involve an analysis of what is special about the building. Submitting this supporting information with your application is essential and will help to ensure that the impact of a proposal can be properly assessed.
With a Listed Building consent application you should include:
- Completed application form;
- A location plan at 1:1250 or 1:2500 scale showing a north point and the application site outlined in red and any other land in the applicant’s ownership outlined in blue;
- Block plan at 1:100 or 1:200 scale showing north point and the proposed development in relation to the site boundaries and other existing buildings on the site;
- Drawings of external elevations affected by the works, drawn to scale, showing both the existing situation and the proposed one;
- Floor plans, to scale, showing both the existing layout and the proposed layout;
- Photographs of elevations or interiors to show locations of proposed alterations;
- Heritage Statement: Required where there are archaeological, historical, Conservation Area, Listed Building, Scheduled Ancient Monuments and/or other heritage asset issues. The scope and degree of detail necessary in a Heritage Statement will vary according to the scale of the proposal and the nature of likely impacts. The statement must provide:
- a description of the history of the development of the site and its context (in many circumstances this can be brief, but must be more than simply repeating the details in the list entry in the statutory register of buildings of architectural or historic interest)
- assessment of the heritage significance of the place - what is the special architectural and historic interes
- assessment of the impact of the proposals on that significance
- justification for any harmful impacts.
Other items which may be required (depending on proposal):
- Method Statements for proposed alterations (timber repairs and replacements, stone repairs and replacements, re-roofing, plastering, pointing etc.)
- Structural Survey
- Damp survey
Policy and Guidance
National and Local Policy documents must also be referred to before applying for Listed Building consent. In terms of national policy, the National Planning Policy Framework (NPPF) 2012, Section 12 is relevant for historic buildings. Local policies are found within Selby Local Plan and Selby Core Strategy documents.
When assessing the impact of a development upon the significance and setting of a Listed Building, Conservation Area, Scheduled Monument, Battlefield or Historic Park or Garden, please refer to Historic England guidance including:
- Conservation principles, Policies and Guidance (2008)
- Managing Significance in Decisions-Taking in the Historic Environment (GPA2)
- The Setting of Heritage Assets 2017 (GPA3)
If you have any other questions, you can email us or call us on 01757 705101.