Listed Buildings
Overview
The Secretary of State for Culture, Media and Sport compiles a list of buildings of "special architectural or historic interest". These buildings are usually known as "listed buildings" and there are now around 500,000 listed buildings in Britain. They include a range of structures from the remains of Roman buildings to offices built in the 1970's, and from lamp posts to castles. Mid Beds District has over 1,300 listed buildings.
Grades of Listing
- Grade I buildings are of exceptional interest. Only about 2% of lilsted buildings are in this category.
- Grade II*buildings are of particular importance. Around 4% of listed buildings are in this category.
- Grade II buildings are of special interest. 94% of listed buildings fall into this grade.
Is every part of a building listed?
Yes - When a building is listed, all of the building itself, anything fixed to it, and most buildings and structures within its grounds are part of the listed building. The inside as well as the outside of a building is listed.
What works need Listed Building Consent?
You will need consent for:
- demolition of all or part of a listed building (including buildings and structures within the curtilage);
- alterations (including internal works) which affect the character of the building;
- extensions;
- repairs which involve replacing important parts of the building's fabric, or using different materials (such as replacing a slate roof with tiles)
What if I carry out works without consent?
When a building is listed, it is an offence to carry out works which affect its architectural or historic interest without the approval of the Planning Division. You could be liable to prosecution and/or be made to rectify what you have done. The maximum penalty could include imprisonment and unlimited fines.
Common Misunderstandings
"Only the outside of a building is listed" - Not true - All of the building, inside and out, and most buildings and structures within its grounds are part of the listed building.
"I can alter the inside of a Grade II Listed Building without consent" - Not true - No matter what grade the building is, if the works affect its character, you will need to apply for Listed Building Consent.
"Because my house was built in the 17th century I can remove parts added" - Not true - Later alterations are just as important because they show the development of the building. Their removal usually needs consent.
"Now that my house is listed I can't do anything to it" - Not true - You will onlyl need to apply for Listed Building Consent if the works affect the character of the building.
Applying for Listed Building Consent
When thinking about altering your Listed Building, you should contact the Planning Division to discuss your ideas. Officers can visit the property and give you advice.
Listed Building Consent application forms include guidance notes containing information that you will need to provide.
Employing an architect or specialist with experience of dealing with historic buildings will usually make applying for Listed Building Consent easier.
Other Information
- Grants - can be available for the repair of listed buildings. Contact the Conservation Officer for advice on Historic Building Grants.
- VAT - If Listed Building Consent has been granted, alteration and demolition works to residential listed buildings or those owned by charities can be zero-rated for VAT purposes. Contact HM Customs & Excise or see Section 8 of their VAT Notice 708 'Buildings and Construction' for more information.
- Neglect - If you deliberately neglect a listed building, the Council can make you carry out repairs or even compulsorily purchase the building in some cases.
Advice
Contact the Planning Division's Conservation Officers for advice on:
- which works require consent
- repairs and alterations
- grants
NOTE:
Building alterations sometimes also need other types of approval such as Planning Permission or Building Regulation Approval. Please contact the Planning Division for advice - building.control@midbeds.gov.uk or customer.services@midbeds.gov.uk
