Planning & Building Control
If you require this publication in an
alternative format and/or language please
contact us on 01799 510510.
Listed Buildings a guide for owners
Uttlesford District Council
Council Offices
London Road
Saffron Walden
Essex
CB11 4ER
Telephone: 01799 510510
Email: uconnect@uttlesford.gov.uk
Website: www.uttlesford.gov.uk
Uttlesford District Council
www.uttlesford.gov.uk
What is a listed building?
Useful addresses
A listed building is one which has been included in the national list of
buildings judged to be of special historic or architectural interest. The
list is compiled and issued by the Secretary of State for Culture, Media
and Sport.
Planning and Building Control
Uttlesford District Council
Council Offices
London Road
Saffron Walden
Essex
CB11 4ER
01799 510676
uconnect@uttlesford.gov.uk
Essex has over 14,000 listed buildings. They are found in towns,
villages and in the open countryside, from stately homes to small
cottages. There are about 3,500 listed buildings within the District of
Uttlesford.
Listed buildings have special protected status under planning law. This
leaflet explains how they are chosen, the implications for you as the
owner or occupier and how Planning and Building Control can help you.
How are the buildings chosen?
The main reason for selection is that listed buildings are important
examples of our architectural, social and economic history or
technological change. Buildings which have been closely associated
with well-known characters or events may also be listed. There are
three grades thus showing their relative importance:
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.
Details of listings are included in our statutory list.
How do you know if a building is listed?
When a building is added to the statutory list, the owner and/or
occupier is notified. Listed building status is also revealed in the local
search when buying a property. To find out whether a building is listed
you can phone 01799 510676 or contact Planning Advice Team,
Council Offices, London Road, Saffron Walden.
Royal Institution of British
Architects
Clients’ Advisory Service
17 Upper Grosvenor Road
Royal Tunbridge Wells
Kent TN1 2DY
Telephone: 01892 515878
e-mail: region@ribasoutheast.org
Royal Institution of Chartered
Surveyors
Building Conservation Group
12 Great George Street
Parliament Square
London SW1P 3AD
Telephone: 020 7222 7000
Fax: 020 7334 3800
e-mail: contactrics@rics.org
Royal Town Planning Institute
41 Botolph Lane
London
EC3R 8DL
Telephone: 020 7929 9494
Fax: 020 7929 9490
e-mail: online@rtpi.org.uk
www.rtpi.org.uk
Institute of Historic
Building Conservation
Registered Office
3 Stafford Terrace
Royal Tunbridge Wells
Kent TN2 4QZ
e-mail: secretary@ihbc.org.uk
Who should you employ to undertake the work?
Altering a listed building requires considerable design skill to obtain a
satisfactory scheme. You are advised to employ a professionallycompetent person who is familiar with alterations to listed buildings
and who carries appropriate professional indemnity insurance. You
may get advice from the useful addresses at the back of this leaflet.
VAT may not apply to the cost of alterations to listed buildings,
although it does apply to repairs and general, ordinary maintenance.
For more detail refer to leaflet VAT: Protected Buildings (708/1/90)
available from HM Revenue and Customs.
What is the effect of listing a building?
Listed buildings should not be altered, extended or demolished without
listed building consent first being obtained from the District Council.
It is sometimes wrongly assumed that the listing applies only to the
outside of a building. In fact, the listing applies to the whole building
and covers an object or structure fixed to it, together with any
detached structure within the grounds which was built before 1 July
1948.
When is listed building consent needed? ?
Points to remember
Any proposals to extend a listed building or alter it in a way which
affects its historic character will need listed building consent.
We can provide free advice about whether listed building consent
is needed and about what changes to your building might be
approved
Examples of works which will normally need listed building consent
include:
The listing of a building applies to the whole building both inside
and outside and to all objects or structures fixed to the building.
Pre-1948 structures within the boundaries of the property are also
covered by the listing
Listed building consent must be obtained for all works of alteration,
extension and demolition
It is a criminal offence to carry out works to a listed building which
affect its character, appearance or setting without prior approval
from the local planning authority
altering part of the building
adding an extension or conservatory
removing fixtures or fittings
replacing doors or windows or adding new ones
removing chimneys
replacing the roof covering
removing staircases, skirtings, panelling, floorboards or plasterwork
removing, adding or altering structural elements of the building
adding satellite dishes and burglar alarms
putting in dormer windows or rooflights
The above is not a complete list and you should always check with the
Planning Department before carrying out alterations, or removing any
important feature.It is a criminal offence to demolish, extend or alter a
listed building without first obtaining listed building consent. The
penalty can be a fine or imprisonment or both. If an offence is
committed the Council may prosecute and/or serve a listed building
enforcement notice requiring restoration of the building to its former
state
Is listed building consent the same as planning permission or building
regulations approval?
No. Not all works which need listed building consent will require
planning permission or building regulations approval. However, you
will need to check whether planning permission or building regulations
approval is required for your proposals.
What is the procedure for getting listed building consent?
The application form, guidance notes and validation checklist can be
obtained from the Council Offices, London Road, Saffron Walden or
from www.uttlesford.gov.uk.
It will be necessary to submit plans of the proposed works and, for this
reason, most applicants employ a suitably qualified person to advise
on the works and to prepare and submit plans. Most applications are
determined by the council as local planning authority. However for
works in respect of Grade I or II* listed buildings, English Heritage will
be consulted prior to consent being granted. Proposals are published
in the local press and a notice posted on or near the application site.
Listed building consent may be refused or granted subject to
conditions. All work must be carried out as specified in the consent
and on the approved plans.
How can the Planning Department help?
We can advise on whether or not listed building consent will be
required for your proposals and whether listed building consent is
likely to be granted. Remember, it costs you nothing to seek advice at
an early stage.
What about repairs?
All buildings need repair and historic buildings especially. Works of
repair in matching materials may not require consent. For example,
replacing missing or broken tiles with matching ones would be repair.
However, retiling a large area of roof can require listed building
consent.
You should also be aware that if an owner neglects to preserve a listed
building the council may serve a Repairs Notice. This specifies the works
necessary to preserve the building. The council may also carry out
urgent works to preserve an unoccupied listed building from further
deterioration. The costs of such works are recoverable from the owner.
Before undertaking any works of repair or alteration to a listed building,
make sure that your contractor or builder is made aware that the
building is listed and is given a copy of any listed building consent
conditions, together with any approved plans or specifications.