Listed Buildings
March 2012
www.scambs.gov.uk
03450 450 500
Introduction
Listed Buildings are a fantastic, irreplaceable part of our shared heritage.
At the same time most are family homes, shops, offices, farm buildings or
have other valuable uses. Buildings need people, and good owners and
occupants are a historic building’s best friend.
Listed Buildings require special attention and approaches. This Guide
explains what ‘listing’ means and its implications and will set you off in the
right direction. Our Conservation Team is here to help and will be glad to
give you further advice and support.
What is a Listed Building?
Buildings are listed by the Secretary of State when they
are considered to be of special architectural or historic
interest. The term ‘building’ includes a variety of structures,
from stately homes to milestones.
Buildings are not automatically listed because they are old. They are
judged against a set of national criteria laid down by the Secretary of
State which include:
• Age: the older the building the more likely it is to be listed, though
sometimes even buildings constructed only 30 years are included.
• Architectural interest: a building may be listed because of its design;
decoration; technical innovation; and even internal layout.
• Historic interest: this includes buildings which display important
aspects of the nation’s social, economic, cultural or technological history.
• Historical association: e.g. with nationally important people or events.
• Group value: for example where buildings form an important
architectural or historic unity.
Copies of the list of Listed Buildings can be seen at your local library, at
the Council Office or on the Heritage Gateway website:
www.heritagegateway.org.uk/gateway/
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What part of a building is listed?
The following elements are protected when a building is listed,
whatever its grade:
• The whole building, including its interior, its external walls and roof, and
fixed features such as windows and doors, staircases, plasterwork and
fireplaces;
• Any object or structure physically attached to it such as a garden wall;
• Any free-standing building built within the curtilage (directly associated
land) which was erected before 1 July 1948, such as outbuildings, barns,
garden structures and boundary walls (We will advise on curtilages).
The list description of a building is intended for identification
purposes only and will not specifically mention all the features of
a building that are of importance or protected.
Once listed, buildings are classified in grades. There are about
2,660 Listed Buildings in South Cambridgeshire.
Grade 1 and II* buildings are of outstanding architectural
or historic interest.
Grade II buildings are of national interest and are a major
element of our environment.
All Listed Buildings, regardless of their grade, are afforded the
same protection by law.
Historic buildings with heritage significance are described in
Planning Policy as ‘heritage assets’: those with special interest are
listed, but all are important.
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What are the implications of owning a Listed
Building?
If you own or are thinking of buying a Listed Building you should
be aware that:
• Once a building is listed, Listed Building Consent is required for any
demolition works, or for the alteration or extension of the building in
any manner that affects its character as a building of special architectural
or historic interest.
• It is a criminal offence to carry out such works without first obtaining
Listed Building Consent. Penalties can be very heavy, from a large fine to
imprisonment.
• We have powers to secure the repair of Listed Buildings
that have been neglected, and maintain a register of ‘Buildings at Risk’
which is regularly updated.
When do I need Listed Building Consent?
If you intend to carry out any works that affect the character of
a Listed Building, you will require Listed Building Consent. This
normally means demolition, alteration or extension.
Listed Building Consent applies to internal as well as external works. The
system is not intended to prevent change but to make sure that all works
are carried out in a sympathetic manner that does not harm a Listed
Building’s special character.
Certain types of work may not require consent in most situations, for
example internal redecoration if using similar colours and matching
materials, sensitive renewal of concealed services, routine repairs and
maintenance works using matching materials. More substantial repairs may
require consent depending on their extent and nature, as discussed on
page four.
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The following diagram illustrates examples of commonly-encountered
works which usually need Listed Building Consent.
Planning Permission and/or Building Regulations Approval may
also be required. Planning Permission is also needed for the
construction of new structures within the curtilage of a Listed
Building.
What about repairs to Listed Buildings?
Limited works of repair do not normally require Listed Building
Consent when they are carried out on an exact like-for-like basis
using traditional materials.
However, there is often a fine line between repair and alteration. If repair
involves a significant degree of replacement, even if that replacement is
desirable, the work may require consent. Likewise if you are using different
materials or changing a certain aspect of a building’s detailing, consent may
well be needed.
4
Extending a Listed Building
Special care and attention is required when extending a Listed Building
or a property within a Conservation Area. The design of your extension
should be informed by the historical context of the site and this should
be explained in the Heritage Statement.
A Heritage Statement and a Design and Access Statement are required to
accompany any application for Listed Building Consent. You are advised
to contact the Council’s Conservation Team to discuss your proposals.
Details are on page nine of this document.
Further information on historic buildings can be found on:
www.scambs.gov.uk/Environment/Conservation/HistoricBuildings/default.htm
Information on Heritage Statements can be found on:
www.scambs.gov.uk/documents/retrieve.htm?pk_document=909130
Information on Design and Access Statements can be found on:
www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/
designaccess
We have produced relevant Supplementary Policy Documents. These are
available on:
www.scambs.gov.uk/Environment/Planning/DistrictPlanning/
LocalDevelopmentFramework/default.htm
They include ‘Listed Buildings’ (2009), ‘Development Affecting
Conservation Areas’ (2009), ‘District Design Guide’ (2010) and
‘Householder Design Guide’ (2011).
Guidance available on our website includes ‘Householder Design Guide’
(2011) and ‘Conservation Areas’ (2012).
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Building Regulations
The majority of extensions, regardless of whether or not they need
Planning Permission, will require Building Regulations Consent.
Planning Permission and Building Regulations Consent are two separate
requirements: obtaining Planning Permission does not mean that you have
obtained Building Regulations Consent, and vice versa.
Most construction works will need to comply with Building Regulations.
These include the replacement of windows, new electrical installations and
renovation of a building.
We would advise you to contact our Building Control Team as early
as possible to discuss your proposals. Works that affect historic and
Listed Buildings will also need to be discussed with our Conservation
Team. Sections within our Supplementary Planning Documents on Listed
Buildings and District Design Guide provide specific advice.
Contact details of the Building Control Team are as follows:
Tel:
03450 455 215
Fax: 01954 713 152
Email: building.control@scambs.gov.uk
Post: Building Control Manager
South Cambridgeshire District Council
South Cambridgeshire Hall
Cambourne Business Park
Cambourne
Cambridgeshire CB23 6EA
DX: 729500 Cambridge 15
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What about the costs of works?
The costs of repairing Listed Buildings can be higher than for modern
properties because of the need to use traditional methods and materials.
• Grants may be available from various sources including us and English
Heritage, but criteria are quite strict. We operate a small grant scheme
for particular repairs to Listed Buildings. Guidance and application forms
are available on:
www.scambs.gov.uk/Environment/conservation/historicbuildings/buildinggrants.htm
• Some work on Listed Buildings is not subject to Valued Added Tax (VAT).
At present this applies to alterations. In order to establish whether
works will be exempt from VAT, it is best to contact the Government’s
VAT Helpline on 0845 010 9000 or www.hmrc.gov.uk. The publication
covering VAT and protected buildings is:
Notice 708 Customs: Buildings and Construction (November 2011)
Do I need to employ a professional?
All works to a Listed Building, whether repairs or alterations,
require a high standard of craftsmanship and professional skill.
In view of this, the appointment of a suitably qualified architect or
surveyor and other specialists is to be recommended. Our Conservation
Team maintains a list of skilled professionals who have experience of
working with historic buildings in the area. The list is only a guide, it is
not comprehensive and does not constitute a recommendation. We do
not accept responsibility for a firm’s craftsmanship and you must satisfy
yourself that they are capable of carrying out the works.
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Buying and caring for your Listed Building
If you are considering buying a Listed Building, it is worth bearing
in mind the following points:
• Listed Buildings are a precious,
finite resource and an
irreplaceable asset. As the
owner of a Listed Building you
will be acting as its custodian
and will be expected to keep it
in good repair.
• Surveys for mortgage purposes are sometimes carried out by surveyors
with limited experience of old properties, and recommendations may be
made which are not appropriate to historic buildings. You should always
try to ensure that your surveyor has appropriate experience and seek a
second opinion if necessary.
• Local searches sometimes show that alterations have been carried out
without Listed Building Consent. There is no time limit on pursuing
enforcement action against such authorised works and as the owner you
may be liable for any offending work carried out by previous owners.
• If your purchase depends on adding an extension or altering the
Listed Building in some way, you should contact us for advice before
buying the property. In some cases we may resist the changes you want
and you could be disappointed. New buildings within the setting of a
Listed Building may not be supported and should not be relied upon to
finance restoration or increase property value.
• It may be more difficult to obtain insurance cover for buildings in a poor
state of repair, or for those made of particular materials such as thatch.
Specialist insurers may be able to assist. The cost of rebuilding a listed
property is often considerably higher than modern buildings, and
adequate insurance cover should be secured.
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Further advice
This booklet is designed to answer only general queries and to provide
links to other relevant sources. We advise you to get in touch with us to
discuss details of specific schemes. Information is also available at:
www.scambs.gov.uk/environment/conservation/historicbuildings/default.htm
Conservation Team
For advice on repairs and alterations, grants, Listed Building Consent,
Conservation Area Consent and other historic buildings queries contact
our Conservation Team.
Tel:
03450 450 500
Fax: 01954 713 149
Email: conservation@scambs.gov.uk
Post: Conservation Team
South Cambridgeshire District Council
South Cambridgeshire Hall
Cambourne Business Park
Cambourne
Cambridgeshire CB23 6EA
General planning queries
Our Planning Service operates a Duty Officer system between 9am and
5pm Monday to Friday to answer your general planning queries.
Tel: 03450 455 215
Or visit:
South Cambridgeshire District Council
South Cambridgeshire Hall
Cambourne Business Park
Cambourne
Cambridgeshire CB23 6EA
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Useful contacts
Department of Culture, Media and Sport - Government Department produces policy
related to Listed Buildings and Conservation Areas
Web:
www.culture.gov.uk
Post:
2-4, Cockspur Street, London SW1Y 5DH
English Heritage (East of England Region) - Statutory consultee. Also provides listings, Listed
Buildings and Conservation Area guidance, thematic studies and locations of Listed Buildings.
Web:
www.english-heritage.org.uk
www.imagesofengland.co.uk (List entries and photos of Listed Buildings)
www.climatechangeandyourhome.org.uk
Post:
24, Brooklands Avenue, Cambridge CB2 2BU
Society for the Protection of Ancient Buildings - Statutory consultee. Also provides
guidance and courses on repairs and maintenance.
Web:
www.spab.org.uk
Post:
37, Spital Square, London E1 6DY
Council for British Archaeology - Statutory consultee
Web:
britarch.ac.uk
Post:
St. Mary’s House, 66, Bootham, York YO30 7BZ
Ancient Monuments Society - Statutory consultee
Web:
www.ancientmonumentssociety.org.uk
Post:
St. Ann’s Vestry Hall, 2, Church Entry, London EC4V 5AB
The Georgian Group - Statutory consultee. Also provides guidance and courses.
Web:
www.georgiangroup.org.uk
Post:
6, Fitzroy Square, London W1P 6DX
Victorian Society - Statutory consultee. Also provides guidance.
Web:
www.victoriansociety.org.uk
Post:
1, Priory Gardens, Bedford Park, London W4 1TT
The Twentieth Century Society - Statutory consultee. Also provides guidance and courses.
Web:
www.c20society.org.uk
Post:
70, Cowcross Street, London EC1M 6BP
Institute for Historic Building Conservation - Training and events
Web: www.ihbc.org.uk
Building Conservation Directory - Articles on conservation subjects
Web: www.buildingconservation.com
Other useful contacts are shown at the back of our Supplementary Planning
Documents (SPDs) and on our website.
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Acknowledgement
We acknowledge thanks to Huntingdonshire District Council in the
compilation of this document and for use of illustrations on pages four
and eight.
South Cambridgeshire District Council
South Cambridgeshire Hall
Cambourne Business Park
Cambourne,
Cambridge
CB23 6EA
03450 450500
SCDC/LB/v1/1.3.2012