Listed Buildings:
Frequently Asked Questions
click a question to find out more.
Why has a building been listed?
How do I get a building listed?
As my building is “only” Grade II listed, surely it is only the outside that is
protected?
What is covered by the listing – is this set out in the list description?
How far does the listing extend?
Doesn’t listing mean that I can’t make any changes?
How do I make alterations to a listed building?
Is listed building consent different from planning permission?
What if changes have been made to a listed building without consent?
Can I get a grant for repairs?
Where do I go for more information?
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Why has a building been listed?
Because listing picks out the best of our heritage to give it protection from harmful
change. Listing is not a local authority job – it is done by the Secretary of State for
Culture Media & Sport on the advice of English Heritage. DCMS publish national
standards for listing. These include judging whether a building has architectural and/or
historical interest including links with nationally important people or events. Age and
rarity are important considerations.
How do I get a building listed?
Anyone can ask for a building to be listed. There is no application form; simply write to
the DCMS at the address below giving as much information as you can about the
building. It helps to give the main facts about its history and, if known, who had it built
and whether the architect is known. You should include a map to show where it is and
ideally a few photographs to show the main frontage and any important features.
Remember that DCMS receives many such applications and you will need to show them
why your chosen building has special qualities which deserve a deeper look.
As my building is “only” Grade II listed, surely it is only the outside that is
protected?
No! There is a common misconception that listing covers only the outside of a building or
worse still only the main façade. There is no such thing as a partially listed building.
The whole structure is covered by listing, inside and out, from the basement to the
chimney pots. This applies whatever the grade of listing.
What is covered by the listing – is this set out in the list description?
To repeat, the whole of a building is listed. This includes “objects and structures” fixed
to the building such as clocks or internal items such as panelling. The courts have even
held that sculptures or paintings can be part of a listed building if they were fixed there
as part of the design. The listing description is not a definitive list of important features.
It is merely there to aid understanding.
How far does the listing extend?
The listing extends beyond the walls of the building to include all the structures in its
curtilage (loosely, its immediate surroundings) provided they were built before 1948, are
ancillary to the main building and have not been at a separate address since the date of
listing. The extent of listing is a complex matter and if in doubt you should consult the
Council. Much is open to interpretation and ultimately, curtilage is a matter for the
courts.
Doesn’t listing mean that I can’t make any changes?
No. Listing simply means that changes to a building are subject to control through the
planning system. The Council as planning authority will give approval for works only if it
is satisfied that these are compatible with the special interest of the building. Others
may be involved in this decision, including English Heritage and the DCMS for the higher
graded buildings. It is up to the applicant for listed building consent to make out the case
for change. There are many examples in Leeds of listed buildings that have undergone
major alterations because the Council has supported the need for them to play a new
role if they are to survive. Examples are Rose Wharf on East Street (formerly part of
Bank Mills) and Harewood Yard (formerly part of the Home Farm at Harewood). But
sometimes quite small changes can have damaging effects on sensitive buildings. This
is why replacing wooden windows with plastic ones in listed houses for example is
usually not acceptable.
How do I make alterations to a listed building?
Altering listed buildings is a specialist task and you are well advised to ask for
professional advice at the outset (see below for details). Although generally the
standards for materials and repair methods are higher than for non-listed buildings there
are possible savings too from possible relaxations to the Building Regulations on matters
such as access and thermal efficiency. The cost of employing an architect or surveyor
may well be offset by avoiding unnecessary work. Listed buildings are generally
valuable property and poorly thought-through alterations are likely to devalue them.
What seems a temptingly cheap improvement may turn out to be a costly mistake.
Looking after listed buildings is about taking a long-term, sustainable approach. We
should see ourselves as stewards of listed buildings, merely owners and occupiers for
the time being who will eventually pass on the heritage to future generations.
Is listed building consent different from planning permission?
Yes. The two systems are separate although in practice the same drawings and
information can often be used. A listed building application is needed for any works
which affect the character of the building as a listed building. There is no simple guide to
what this comprises because the judgement must be made in each case. The Council
will look at the proposals in their entirety and in the light of possible earlier alterations or
extensions. Although internal alterations do not normally require planning permission
they may need listed building consent. Certainly removing historic features such as
fireplaces, stairs, decorative plasterwork or panelling will usually need LBC. Any
application for LBC must include detailed drawings and information to justify the
proposed changes. Without this the application may not even be registered. Full
information and reasoned explanation increase the chances of an application being
approved.
What if changes have been made to a listed building without consent?
As with any unauthorised work, the Council as planning authority can take enforcement
action to remedy the problem. This can include applying to the courts for fines or
imprisonment in the more serious cases. Although there is often a four-year limit on
taking enforcement action under general planning powers no such time limit exists in
respect of unauthorised works to listed buildings. If you are buying a listed building it is
important therefore to check with the owner (and if needed with the Council) that no
unauthorised works have been carried out. You or your agent can ask to see any
planning permission or listed building consent at the Council’s planning reception.
Can I get a grant for repairs?
There is no general grant for repairs to listed buildings. Some buildings are eligible for
grants, you can find more information about these on the Funding the Heritage page in
this section of the website.
Where do I go for more information?
Use the links on the right for further help:
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For more information on listing or to request that a building be listed, contact the
Department for Culture, Media & Sport - . www.culture.gov.uk/heritage/index.html
For finding the names of suitably qualified professionals contact the Royal
Institute of British Architects (RIBA) or the Royal Institution of Chartered
Surveyors (RICS) - http://dir.rics.org and
www.architecture.com/go/Architecture/Using/Finding_291.html
For details of how to make a listed building consent application or for planning
advice generally see the Making an Application section on the Leeds City Council
website – www.leeds.gov.uk/planning
For guidance on planning and listed buildings see the Government’s Planning
Policy Guidance Note No 15 (PPG 15) - www.planning.odpm.gov.uk/ppg/
For more information on the history of a property in Leeds visit the Leodis
website - www.leodis.org - or contact the Local & Family History Section of the
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Central Reference Library on The Headrow or the West Yorkshire Archive
Service at Sheepscar.
For general information on historic buildings including advice on repairs and
restoration, contact one or more of the national amenity societies as appropriate.
West Yorkshire Archive Service - www.archives.wyjs.org.uk/
SPAB (Society for the Protection of Ancient Buildings) - www.spab.org.uk/
Victorian Society - www.victorian-society.org.uk/
Georgian Group - www.georgiangroup.org.uk/