What is a Listed Building?
The list of buildings of special architectural or historic interest is a Register, compiled by the Department of Culture, Media and Sport (DCMS) who record the best of British buildings. It comprises a wide variety of structures from castles and cathedrals to milestones and village pumps. Not all structures are what we may consider to be 'beautiful' as some are included purely for their historical value. This heritage 'Register' covers the entire country.
Under the Planning (Listed Buildings & Conservation Areas) Act 1990, the Secretary of State has a statutory duty to list buildings of special architectural or historic interest. The DCMS 'list' buildings to identify our heritage. In choosing buildings for listing, other factors such as the cost of maintaining the building, unsuitability to modern needs and their current state of repair, are not considered (unless this has harmed the architectural interest). The list is a register; it simply puts a mark against those buildings that are considered special. An entry on the Register comprises the address of the building, the grade of building and a brief description of the building to aid identification.
How are buildings chosen to be Listed?
Most buildings were selected for inclusion on the list during the course of the national resurvey of listed buildings that took place throughout the 1980s. Every town in England has at some time, been visited by inspectors from the DCMS and the best buildings have been selected using a set of national criteria. The results of this survey (parish by parish lists) are available at the Council Offices for inspection.
Buildings and structures that may have been over-looked during the re-survey, or whose architectural and historic interest is considered to be of greater importance than in the recent past, can be put forward for spot-listing (see relevant section below).
What criteria are used to list a building?
All the buildings and structures that the Department of Culture, Media and Sport inspect are judged according to a set of national principles of selection for the listing of buildings. These principles of selection are approved by the Departments professional advisers - English Heritage.
The statutory criteria are:
- Architectural Interest
- Historic Interest
The general principles are:
Age and rarity:
Very broadly, buildings that are eligible for listing are as follows:
- Before 1700, all buildings that contain a significant proportion of their original fabric
- From 1700 to 1840, most buildings are listed
- After 1840, because of the greatly increased number of buildings erected and the much larger numbers that have survived, progressively greater selection is necessary
Buildings of less than 30 years old are normally listed only if they are of outstanding quality and under threat.
Aesthetic merits:
The appearance of a building and any group value it may have.
Selectivity:
Where a building qualifies for listing primarily on the strength of its special architectural interest, the fact that there are other buildings of similar quality elsewhere is not likely to be a major consideration. However, a building may be listed primarily because it represents a particular historical type in order to ensure that examples of such a type are preserved. The Secretary of State’s policy is to list the most representative or most significant examples of the type.
National interest:
The emphasis in these criteria is to establish consistency of selection to ensure that not only are all buildings of strong intrinsic architectural interest included on the list, but also the most significant or distinctive regional buildings that together make a major contribution to the national historic stock.
State of repair:
The state of repair of a building is not a relevant consideration when deciding whether a building meets the test of special interest. The Secretary of State will list a building which has been assessed as meeting the statutory criteria, irrespective of its state of repair.
Further information on the listing criteria is available in Circular 01/07. To view this Circular please use this link:Circular 01/07 Revisions to Prinicples of Selection for Listed Buildings.
What are the different grades of listing?
Based on the above principles of selection, buildings and structures are classified into grades to show their relative architectural and historic interest. The three different grades are as follows:-
- Grade I - Buildings that are of exceptional interest (around 2% of all listed buildings)
- Grade II* - Buildings that are particularly important and of more than special interest (around 4%)
- Grade II - Buildings that are of special interest, which warrant every effort being made to preserve them.
How far does the Listing extend?
When a building or structure becomes listed a ‘listing description’ is written by the inspector. Legislation states that these descriptions should only be considered as indicative, i.e. enough written information to identify the building that has been listed. The listing description, therefore, is not intended to provide a written schedule of every aspect, element or feature of the building or structure.
Buildings or structures are listed in their entirety. There is no such thing as just part of the building or structure being listed. The listing of the building, or structure, applies to, and protects, all of the exterior and all of the interior. Indeed, with particular reference to the interior of a listed building or structure protection is given under the listing to the historic plan-form of each floor, staircases, fireplaces, chimney breasts, doors, shutters, decorative details and features, floor finishes and structural elements.
In addition to the above, any object or structure fixed to a listed building is also protected by the listing status. Furthermore, any (freestanding) object or structure (such as boundary walls, fences, gates, gateposts, outbuildings etc.) within the curtilage of the listed building, and which were constructed prior to 1st July 1948, are also protected by the listing. Such objects or structures are known as curtilage listed. If you are not sure whether a structure or element is part of the listing please contact the Planning Department.
Applying for Listed Building Consent
An application for Listed Building Consent will be required for any alterations to a listed building. As all listed buildings are different, decisions on whether works require Listed Building Consent are taken on a case-by-case basis. In general, however, such works as replacing doors and windows, re-roofing, new chimney pots, new rainwater goods, wholesale re-pointing, rendering or re-rendering, painting of render, stone, brickwork and external joinery, internal structural works including removal of walls and partitions, formation of new doorways, blocking (or un-blocking) of doors/windows, any works to staircases, fireplaces, chimneybreasts or other structural/decorative elements of the interior will require listed building consent. This short list is not definitive in any way and listed building owners should always make inquiries with the Local Planning Authority as to what works may require Consent.
In addition, any proposals to form an extension, or any other work that physically abuts or attaches itself to the listed building, would also require Listed Building Consent, and may require planning permission. It is a criminal offence to undertake works to a listed building without obtaining Listed Building Consent prior to works taking place.
An application for Listed Building Consent can take up to 8 weeks to determine (12 weeks for grade I and II* listed buildings). Applications should contain full information (drawings, photographs, research etc) to enable the Local Planning Authority (and consultees and members of the public) to fully understand the extent, scope and detail of the proposed works. Prior to submission of an application the Local Planning Authority is happy to discuss proposals and provide advice and information.
Listed Building Consent application forms (and guidance notes) are available from the Planning Department or are available to download from this website. Please use this link to download Listed Building Consent Forms .
All alteration works to the exterior or interior historic fabric of a listed building is dealt with under an application for Listed Building Consent. Extensions to listed buildings, and any other development that physically abuts or attaches itself to the listed building, will require Listed Building Consent and may also require an application for Planning Permission. Planning Permission would also be required for a freestanding building or structure (such as a garage, shed, stable or other form of outbuilding) within the curtilage of a listed building as well as any proposed works to walls, fences, gates and other means of enclosure.
How do I get a building included on the National List?
Anyone can make a request to English Heritage for a building to be included on to the statutory list, including parish councils, local residents, amenity societies, interested bodies or the District Council. This procedure is know as spot-listing. Spot lisiting is not undertaken by the District Council but by English Heritage. This is no formal applicaiton form but any requests must be supported by the follwoing information:
- Full address of the building or structure
- The date of the building
- Details of its function/use
- Any historical associations it has
- The name of the architect/designer (if known)
- Assessment of its group value in the street scene
- Details of its exterior and interior, including all features of interest
- Comprehensive set of photographs – external and internal
- Name and contact details of the building owner
- A location map clearly identifying the building/structure (and any existing listed building in the vicinity)
An English Heritage inspector will visit and assess the building and then prepare a report and recommendation which will be sent to the Secretary of State at DCMS. If the Secretary of State lists the building the person who made the request will be formally notified. At the same time the District Council will also receive a copy of the listing.
How do I get a building removed from the National List?
There is no statutory right of appeal against the listing of a building. Anyone who considers that a listed building or structure does not possess special architectural or historic interest, or that that special architectural or historic interest has been eroded or diminished, can make a written request to English Heritage to have the building/structure removed from the list. In considering the removal of any building/structure from the list English Heritage will assess its special architectural and historic interest only and will not take any other issues into account.
Similar information as described for spot-listing should be prepared and submitted to English Heritage with the written request to de-list.
How many Listed Buildings are in Derbyshire Dales District?
Within the Derbyshire Dales District, outside the National Park, there are approximately 1330 listed buildings, some of which were listed as early as 1950. Of these 35 are Grade I, 96 are Grade II* and 1299 are Grade II.Within the Derbyshire Dales District, outside the National Park, there are approximately 1330 listed buildings, some of which were listed as early as 1950. Of these 35 are Grade I (9 are churches and 19 are at Cromford Mill) 96 are Grade II*(18 are churches) and 1299 are Grade II.
For a list of listed buildings in Derbyshire Dales District on a parish by parish basis please use the following link: Listed Buildings by parish.
What grants are available for Listed Buildings?
In certain circumstances it is possible to obtain grant aid directly from English Heritage in relation to repair works to Grade I and Grade II* listed buildings. Applications must be made prior to work commencing on site. For further information, and availability on grant assistance from English Heritage write to English Heritage, 1 Waterhouse Square, 138-142 Holborn, London EC1N 2ST or consult their website www.english-heritage.org.uk .
Derbyshire Dales District Council operates a grant aid scheme for permanent, external, repairs (and appropriate replacement works) to historic buildings. Applications are prioritised as follows:
· Listed Buildings - those on the Council's 'Buildings at Risk' Register
· Listed Buildings (all grades)
· Historic Buildings (un-listed buildings) within Conservation Areas and covered by an Article 4 Direction
· Historic Buildings (un-listed buildings) prominent within Conservation Areas
Grants are based on the total cost of the works (including VAT & professional fees, if applicable) on an incremental or sliding scale of percentages related to the total cost with a maximum ceiling figure under each increment. Applicants are required to submit a minimum of two competitive quotations with their application. Applicants are also asked to contact the Council to discuss the types of eligible works prior to submitting an application.
To download the grant application form click here and to download the guidance notes click here.
For further information you can call us on 01629 761100, e-mail us at planning@derbyshiredales.gov.uk , or visit or write to us at:
Derbyshire Dales District Council,
Town Hall,
Matlock,
Derbyshire,
DE4 3NN.
Alternatively you can use the online enquiry form below.